This is a unique one.....We replaced the roof on one of our commercial properties this last summer. 

A lot of people may be sick of taxes, sick of replacing roofs, sick of crazy governments, and sick of not being in the South?

I'm about to make a lot of renovations to it that will significantly increase the value of the property (roof, interior/exterior paint, flooring, kitchens, bathrooms etc).If I apply for a HELOC, will the bank likely use the purchase price from September or will they consider the renovations when appraising it?

The house:  about 670 square feet, no garage, no basement - newish roof - great exterior - AWESOME huge yard - but the person who got it to try and flip it did a horrible job (he bought it for $66 K two years ago) and did not finish it. 

How much does a new roof or an HVAC cost in St.

I hire a roofer (if the property needs a roof), electrician, HVAC contractor and then an interior guy.My interior guy then hires out all the painters, the flooring and carpentry guys!

So I did all the cosmetic changes with nice high-end finishes, with a brand new roof, landscaping, paved walkways and stairs etc to bring the house to where it will command the target market-price.

What real estate investors need to think of right now -1 - as wealth dissipates from the market people need to keep a roof over their heads but you may then see a downsizing from class A’s to B’s and B’s to C’s.  

Demolition entrance porch and bathroom ( including block supporting structure (steps will remain on (do not demo)) - replace with wood to support structure and if absolutely necessary use block if needed but minimize cost here as well.Construct gable roof structure to replace bathroom and porch to meet minimum size requirements for bathroom - adjust the entrance way to bathroom only to minimum requirementsRoof must be metalAll new electrical and plumbing beneath ( I have an electrician who I have contracted to do teh whole unit)Provide the bare minimum cost kitchen counter and cabinets including sink if needed.

So I did all the cosmetic changes with nice high-end finishes, with a brand new roof, landscaping, paved walkways and stairs etc to bring the house to where it will command the target market-price.