I'll definitely make sure to be extra conservative, because I won't have a lot of room for error, given my current financial situation (not a lot of money to spend on contractors if needed).

Quickly turned the extra living room into a fourth bedroom.

Because I do not have an extra 15K to be able to pay for that on top of rehab , down payment , closing costs etc.

Because I do not have an extra 15K to be able to pay for that on top of rehab , down payment , closing costs etc.

The general contractor proposed $13k for the whole roof replacement with IKO material (can upgrade to Timberline HDZ for $500 extra)  and 10 yr transferrable workmanship warranty.

If you are concerned about the PMI fee, you can always make extra payments and REFI once you move out to lower your mortgage. 

Is the worst case scenario that you cannot refi and have to hold for an extra period, or is it that you are borrowing the funds and lose money because you are out 50k for the rehab/refi?

You can have little rewards along the way, like an extra vacation or a nicer vacation, but I wouldn't start spending like a millionaire until you're a millionaire.

My portfolio is small and I self manage, so I am still able to give my cell to all my tenants.

I wanted a larger down payment to be easier on me financially, but I would rather have that extra 11.5% sitting in a bank account and slowly drain it to cover the difference between my monthly expenses and rent.