The HOA paid for the repiping and provided the bill so we can send to the after company for the increase in charge.

I thought about renting as three separate rooms, although I've heard that this may lead to more issues, so may not do that.10% Property manager (although, could self manage from out of state)Electric, internet, water, garbage (with water bill)vacant maybe 3 days a month due to how people schedulea few fixes necessaryfurniture/dishes etc.lawninsurancetaxescleaning costsloan/loan closing costsno HOA for this one

You are kicking the can down the road and increasing your losses.Start the eviction, period.

Before going into this, though I would be very conservative in your analysis of cost to renovate and what you think market rent (along with increases in taxes and insurance) would be so that once you are ready to refi into a longer term loan, your DSCR is rock solid and so is your cash. 

Our rents come in like clockwork and we are able to increase rents annually with the COLA afforded through HUD which makes it a pretty simple business model.  

I'd also increase the number of builders you interview. on my last project I gave 85 builders a chance to match my number since I carry a license and only 2 could get to my numbers. 

It can be a great way of increasing your ROI however renters tend to be harder on properties.

we after 1 year refied with a very above average increase in value becoming cash on cash with a sizeable upside and a low rate allowing great cash flow

Instead, you need to just charge them for the parts, aquisition and labor and hire a vendor to do it or do it yourself if you are self managing.

we eventually refied after only 9 months with a significant noi increase through fannie becoming cash on cash plus a sizeable non taxable event along with 5 years i/o at a very low rate which allows for a healthy cash flow