I have had more appreciation then I would have expected which has skewed the ROE in a good way but assuming it levels off to 3% I would be around 15% ROE.  

Not looking to get a fixer upper for this specific reason. 

But if I buy a multi-unit property that isn't a fixer upper whereby the ARV wouldn't be much higher than the purchase price, refinancing to a mortgage on it WOULDN'T be able to pay my HELOC back all the way. 

@Tiffanie Willingham - you have a very short time to edit, but to do so, there are 3 small dots in the upper right of your post.  

Hello , I have the option to purchase a fixer upper and i was wondering should I get an appraisal on the property in its current condition......

In the meantime check out my BP blog articles on my experiences here for some high level info:   https://www.biggerpockets.com/blogs/10042/Here are my quick answers to your questions: 1.

He's trying to direct me to obtain certain forms from upper management in the bank.

My skill level is limited to upgrading an existing space with new paint, fixtures, flooring, and lighting; this includes exterior painting, roof shingle upgrades, and deck building. 

One of my laundries I just installed is on ground level, it was ridiculously easy to pick up a washer & dryer for <$150 and throw it in there.The fridge problem is definitely not dirty condenser coils.

I'm looking at different properties in the St Louis area I keep finding deals in areas that on the trulia crime map is in the level 2/3 of the shading.