I still remember him in a positive light so I guess it works.

I am talking with my realtor to see what her thoughts are on what I can officially get, some maybe the real estate gods will shed some light down on me and I’ll luck out at a high selling price haha (probably not) 

(From what I'm told the house doesn't need any repairs, or if any very light)1.

New furnishings, paint, light fixtures, mural, cleaned up outdoor space, etc.

I think you may be light on some of the expenses, but you have wiggle room.

$20,000 is a bit light.

Substantial services don’t include the furnishing of heat and light, cleaning of public areas, trash collection, etc.

I`m looking at a 950 sq ft ,2/1 condo ...asking is 110000, ARV looks to be about 175000.It needs flooring ,paint ,and a light bath and kitchen update.

You could get a hard money loan for the rehab and then pay off that loan for the refinance, if it is light rehab work you could try to finance the rehab through credit cards that have 0% interest for the first year, you could try to tap into the equity from another property through a heloc or cash out refi, etc.

Light, vent and exit requirements have to be met.