I painted the entire unit with fresh coats to cover up scuffs and to change some of the not so popular colors (a bright orange living room!).

Ideally in value add deals such as this, what you start with is not what you end with so historical numbers and data specific to the property won't carry as much weight. 

A good attorney, or any professional you work with for that matter, is worth their weight in gold.

So if you need to weight the pro's and con's and also determine how much are you putting in up front (including the HML money) to see if it works. 

I'd suggest working with a list broker to get some suggestions of lists to mail to.Two owner occupied segments have had success - without being over-popular yetSeniors with Long-Time Ownership -15-20+ year ownership, age 60-89, specify median home values and eliminate known low equityOwners with Low Financial Stability Scores (FSS) -Struggling financially, 5* year ownership, age 40-89, eliminate known low equity, and specify median home value.These targets probably haven’t done any updating in a long time – and maybe even put off home maintenance.

I know the popular opinion is to just "tear up the contract" but it is certainly not morally correct.

Quickbooks is pretty popular.

I am a newbie but as far as I understand if you want to protect your assets an LLC is one of the most popular( easiest/rei friendliest?)

Weight lifted.

@Stephen DeSanctis, using a HELOC to purchase an investment property is a pretty popular strategy.