No algorithm is going to spit out a correct number .

. -- some commenters are correct in pointing out that you had $305 in the deal and cashed out $308 from the refi, so you actually have no cash left in the deal, giving you an unlimited return (cannot divide by zero) =) Even better!

If you have an investor lend you money - that investors is not in a flipping business, he is simply a lender, loaning money to you.Let me reiterate what I said earlier: you should contact a professional and discuss your situation in details to get a proper guidance, you can only share limited amount on the forum... based on the above discussion I can't say that I fully understand your business model, if we were talking on the phone that would be a different situation, I can ask any clarifying questions I need to get a full understanding in order to provide you with correct guidance...

That is correct.

It being newer could change that but if you plan on holding long term all these items will need to be replaced anyway so best to run your numbers correctly now.  

You are correct your agent wont get paid -- but there are sooo many more reasons to use an agent then money. 

@melissa mendozaThank you for your response to my post.I already own my own home, from understanding and please correct me if Im wrong but I can not apply for a FHA.

IS that correct or will tenants install their own window treatment?

Normally you would get more return if you do correctly, you will have a return more than 10-20% with correct strategy at time minimum. 

just making sure i understand correctly ..... would the new loan for 85% of value   be like getting a new mortage at same rates ?