Cash flow is pretty tight with some pretty optimistic vacancy and repair estimates.  

Is it a good Idea to advise the seller I am a wholesaler, my concern is that I don't want to take the chance on loosing the chance to obtain a sellers contract.

In other words, before going through the whole refinance song and dance, can I just capitalize the increase in NOI by the same rate used by the original appraiser to get a pretty close estimate of value OR are there other factors that could dictate the cap used by the refinance appraisal?

Check the light bulb first... if that doesn't remedy the issue check to see if all the flickering is on the same circuit if it is, you only need to fix one loose connection... if they're not chances are you're going to be tightening the wires in a LOT of junction boxes.A bathroom floor that's caving in does NOT sound like a simple fix in my opinion.

They get to book recovery and you get a property and the homeowner gets a second chance to move on.

I see a very small chance that rates go up in the next 2 weeks.

I am lucky enough to have a very trusted certified contractor who's very respected, in my family, and we had him do an estimate for repairs which totaled roughly 65 thousand.

Lastly, there is a small chance, if you actually transfer title that the bank will call the loan due.

I personally will use a legitimate company.Part of my due diligence would be getting Accurate estimates for the things that need to be done. 

Purchased at 505k and estimated to be about 630k in Zillow.