I bet a team of painters could have been in and out in a day or two.

The amount of labor that was spent on ripping out the copper was huge...I bet at the end of the day, they didn't make much more per hour than if they would have just gotten a minimum wage job.

I don't know your reasons, but you do, and I'm willing to bet that you have more options than you are currently considering.

Not receiving any feedback is more devastating to us than hearing positive or negative words.Take Away: Be selective when you battle and if you do, win.Always give 100% otherwise, you’ll get hurt – This is another broad lesson which applies to personal and business.Personal Example: When I was growing up my siblings, friends, and I would always play sports.

Is my best bet to sell and use the equity to put towards another investment property, refinance now and then rent it out, or to rent it out and refinance later?

I would bet that the lender quoting you rates at 3.875% couldn't get your loan from start to close in three weeks in order to honor the legally binding contract you entered on the contract. 

Still, they own less than 2% of all U.S. rental homes, according to Green Street.The buying spree amounts to a huge bet that the homeownership rate, which currently is hovering around a five-decade low, will stay low and that rents will continue to rise.

Not sure how you would feel about living in Germantown or Norristown , but those would be your best bet for finding a duplex in your range that cash flows WELL.

The best bet in getting a JV done, in my opinion, is to utilize a high leverage program and bring in a JV partner to fund the small cash outlay that is needed.  

If HQ2 moves somewhere, it’s a pretty safe bet that other companies will too.