I'd kick that realtor to the curb.

My co-worker friend (who was about 8 months pregnant) was cooking downstairs when water came flooding through the light fixture, across the floor and into the dining room where they had just placed new laminate flooring.The "plumber friend" disappeared and my friend and her husband realized the value of owning (which they did not have) a water key to shut the water off at the curb meter. 

It’s a pretty easy VA-to-VA refinance program that you can use to spread your loan back out and increase cash flow down the road after you’ve built up that equity, so you can start with low/no down payment to keep your cash handy and ready to make another deal with, and after a few years, if it makes sense, refinance the VA loan to drop your payments and boost your cash flow.

or it's the opposite i look for areas that high number of rented units.Consider what the street looks like:streets with hi numbers of rentals have crammed  curb parking and usually low curb appealstreets with primarily SFRs are low density and large curb appealWhich street would you prefer to live on?

Being able to find a trustworthy partner in your area with some experience can be a major boost to your learning and net worth.

So boosted.

Now she figured 140k est in rehab can boost the arv from 290 k to 525k...How did she get this?

Curb Appeal Or Potential Curb Appeal.2.

I don't think the HOA board is particularly interested in kicking my tenants out to the curb or fining me $100 per day, they want to get rid of excessive rental units in that community. 

I know it's not much, but it's free and might give you a little boost in showings.