My main issue is I'm now facing necessary replacements for large items that can no longer be repaired (back deck, portions of our front porch, wiring we discovered was unsafe, joists separating from the headers). 

A little history on the house; C.J. purchased this property in August of 2018 with some help from her parents and a standard home loan.

If you’re going to put down the standard 25% down, you may not want to invest a lot of money in a rehab upfront unless you’re buying significantly below market value and you plan to BRRR, 

Area standard listing commission is around 2% and buyer agent commission is 3%. 

Both SoFi and Discover Personal loans offered a soft credit pull and they gave me a no-obligation quote. 

On the flip side Al Rincon (our broker) told me one time specifically about finding investments "Have a standard.

Replace the drywall, don't add base boards yet.You can't sell to a standard buyer without it cleaned up.

3)  Do you have a W2 job as this could help with getting standard conventional loans?

Not going to debate whether this right or wrong but will add that in my market this is standard practice.

Standard conventional financing How did you add value to the deal?