If I Refi this into my personal will I create the taxable event?

Another area I willingly spend more on is counter tops.

I would just suggest you make sure you fully understand that process before you dive into it - because you can lose a lot of money fast if you don’t know all the ins and outs.Likewise, rehabbing isn’t always straight forward… like who will do the work, permits, contractors, unknown damage you may not have accounted for - especially in  a foreclosure where there usually isn’t the ability to inspect the property.We’ve done several flips we won at auction, and lost plenty of them in the bidding.  

I asked my biz partner what he uses and will get back to you.

If you are over leveraged, aren't prepared/don't have a plan to get out, you will get burned easily.

As mentioned this will affect cashflow.  

A 2-4 unit is going to cash flow much better after you depart, which will help you qualify for properties in the future. 

This will be an excellent deal if I can get the ADU.

Hehe, my son is a grad student at WSU in Pullman, WA.I am wondering how things will shake out now without the PAC12.

Of course, your bid will be extremely important, but it would be a challenge to get to the point of executing a bid proposal if we aren't confident in much of the above items.