We like to have some unique pieces and more of a modern feel.

That seems like a pretty simple solution to me.

'round these parts, if we open a wall up, we have to insulate it to modern code.I just insulated a 2300sqft new construction house, total cost was about $1500.

This is a lot of work and money compared with tiling a more modern home with an existing plywood/OSB subfloor.Typically to start with in this homes, you also have to pull out vinyl flooring and the 3/4 in. wood plank flooring beneath it, which is typically covered in multiple layers of asbestos-laded cutback adhesive.If the plank subfloor is in seriously bad shape (which we can only know after we get down to that level) we take off the planks, install 2x8 sistering and blocking on the joists, and put in a 3/4 in. tongue-and-groove OSB subfloor, followed by a waterproofed cement board and thinset tile installation.This costs a lot of money even if you do it yourself with your own crew, which is what we do and is the only reason who do as much tile as we do.So, as otherwise stated in this thread, I would also not recommend planning to tile large areas of such homes in this area to any passive investor, and most especially NOT any out-of-state passive investor.

The problem is he has bad credit so a cash out refi or line of credit wont work on any of these properties.What would be the best solution for getting a rehab loan for 3-6 months?

Hope this helps you find a solution...best of luck!

There are a lot of options out there and no silver bullet solution (that I've found).

You'll find modern housing units, apartment style billets, family housing and the Navy did an extensive study of natural ventilation and cooling for tropical areas.

HM is a bridge solution in most cases between the purchase and when you can get conventional financing (or sell).

Carpets can be rinsed with a solution of one of these products mixed with the rinse water in the carpet cleaner (test for color fastness first!)