All together, I plan to cash out refinance 80% LTV (no seasoning period); allowing me to pay off my Private money lender, all of the repairs (totalling $35-$40K), and put around $15-$20K in my pocket.

Bank didn't make you wait for seasoning to re-finance?

Don't order your own appraisalto take pictures, to measure, to check the condition of the propertyOne timeto answer this question, for some lenders there are seasoning requirements for cash out and for others there are none.Again, to answer this question, we'd have to define the type of loan you're going for; full doc or stated, cash out or rate and term etc...Hope this helps,PM me with further questionsStephanie

Need answers ASAP with this busy holiday season and all these packages being stolen..Honestly, I really feel like not accusing them but going over there and putting a huge sign up that says " do not have packages delivered to this building, we have a thief among us".. email me to get address to send packages and I will bring them to you... 

These tenants are bad news, bite the bullet and learn from this experience in how you conduct due diligence prior to purchasing your next investments property 

It's unlikely you will hear any successful seasoned investor use that as the sole reason for blackballing an agent.

This leaves only 2 within the last 3 months of $82k and 95k.There are higher sold comps, but they are summer comps (seasonal price changes) and are outside of the RR track market perimeter. 

I should probably bite the fricken bullet though.

@Giovanni Luna  Know the market, meet with lenders that will refinance the property without a seasoning period, and make sure it get a property 70-75% of the value.

This way you're not in the same situation when the tenants lease expires and you'll be in prime sellers season if you want to get out of it at that point.