Also, its important for me to know what the closing costs and the LTV cash-out is going to look like.Some lenders mentioned that I will need to wait a 6 month seasoning period for them to offer me an X percentage of the value, and If I want to refinance sooner they'll give me less. 

Since you mentioned water, you might need some framing and subfloor work.  +$1000Add some insulation $500.If you can nail a few of these assumptions down that are big, then you'll be able to get a good price.  

~ Scott Choppin not sure if you mentioned but some times getting off the ground on a condo project can be tough at those price points when lenders want a certain % of the units sold before they will do govmit backed loans.. ???? 

I have another client who has no SSN so I directed him to a different lender who has a loan program for that situation.Quick ways to find a solution around the "not best of credit" and "no money", find a Co-Signer or partner like others have mentioned. 

I would also like to flip a property or two in the short-term, perhaps with my good friend who I mentioned earlier.  

I'm a voracious consumer of the BP Podcast and just about every book they've mentioned on there, I find the possibilities of real estate to be absolutely fascinating!

I am not planning on purchasing real estate with this but in the off chance something comes up I would of course consider it.This is why I will be upfront with them that my intentions are just what I mentioned above (debt consolidation, home improvements, etc.)

She is reading a some recommended books we have heard mentioned on BP podcasts, any good reads you may know of would be appreciated.

Not to mention the California housing market in general is slowing right now and we’re in a housing bubble. 

We plan to put the property in her name (as @Brie Schmidt mentioned) then do a cash out refi after 8 months.