My CAP ex to date has been less then a few hundred dollars.  

But you do need to dial for dollars until you find a lender up to date on guidelines, since as of about 9 months ago the LLC ownership thing should not in any way preclude you from doing a cash out refinance, assuming you own the LLC.

There's a big difference between reading books, listening to podcasts repeatedly, asking for advice on this site where the responders don't have a truly vested interest and a mentor that you're paying that has an absolute interest in your success.  

If rotted, they can also replace window sill/framing on site, etc.

Have you done a member search on this site to try and connect with lenders?

https://www.forbes.com/sites/ingowinzer/2018/09/14/25-best-markets-for-rental-property-investment/#7110f7fb7cb7

Great that you joined the site!

And to avoid confusion with the insurer, and at the bank, I recommended above you wait till the renewal date of the policy to do this.

Use the site to educate yourself.

Start by asking for the up-to-date rent rolls and the income statement (or use 30%) on the property.