There have been a few responses that shed some light and provide different strategies, but I understand you will do what makes most sense to you based on your personal goals.As I have slowly grown my portfolio, I ran into your capital expense issues.

Agree with everyone else - Install a nice pre-fab vanity, tasteful mirror, add a nice light fixture, and slap a coat of paint on the wall.

Put up a light with motion sensors, but honestly if one of the adults is sneaking out the back in the middle of the night-that is silly-why not walk out door like a normal person. 

So, here we go..In 2018 I sat down at my desk to go over my bills, which I was barely making.

Listing - https://www.zillow.com/homedetails/428-E-Union-Ave-Bound-Bro...I would tread lightly, you're talking about a house that's 145 years old.

Perhaps you could better show your workstation (desk and chair), as well as board games and curated books if you have such (highly recommend you get and show some if not).Your photos look good but I think the right photographer could make the place pop a lot more, for just a couple hundred dollars.

Tread lightly, and you will be far better off. 

We have a family partnership that holds some commercial properties (light industrial) and I am looking to help resolve some family disagreements by finding a cash out refi option.  

They plan to continue what’s been ruled illegal through clever workarounds and ticking boxes on forms differently.I’m just frankly shocked at what’s coming out of their mouths - almost as if the law is this silly little thing that the courts enforce because they can’t see the light properly as an agent does.I say all of this as a licensed agent.

Its very tough, if not impossible, to know if you are exiting right before you get to the light at the end of the tunnel.