This starts early on with preventing what could potentially go wrong by attracting an awesome tenant and looking at what vulnerabilites currently exist in your property.  

Are you offering them upfront fees?

I'm trying to find something more durable than carpet (seems to only last a few years) and am turned off by pricing on vinyl plank.

In addition to the allure that this project possesses in terms of return on investment, the West Baton Rouge Parish Council has made it even more attractive by revising its criteria for applying for RV zoning immediately after granting us what we needed.

If I were you I would want to wait, 3-6 months to refinance my primary, as its a given that the interest rates will be lower in 6 months.Depending on your interest rates from your 1st mortgage and 2nd heloc, you can turn your Heloc into an amortizing loan by making payments on it every month. 

I am in a similar situation without the super early retirement of 20yrs service, done by 40.

No lender offers 100% for everyone so there would be major caveat to that. 100% of rehab costs are normal.

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Renting by the room can be a powerful strategy.