Best bet would be to talk to some local commercial real estate brokers that specialize in retail and office leasing.They will be the ones in the know.That being said I like urgent care, medical, dental, eye dr, chiropractor etc they always make good long term retail/office flex tenants.

The company I use is closed for an extended time because of the holidays.Anyone recommend a trust worthy company?

You plan is to refi to lower your current mortgage payment and pu;ll out $45k, and spend that $45k to improve your current home so you can bet a HELOC on it to get your $45k back...that you just spent. 

** I am also looking for the bets way to approach the appraiser so he or she realizes how much work was done on this home.

I think your best bet would be to buy a place in N.

That is a real shame, I bet that was a pretty cool rental.I am focusing on buying properties in my self directed ROTH IRA, that way I don't have to pay tax on the income (ever) or capital gains tax if I sell one day.

Your best bet is to meet some local wholesalers and see if you can help them in some way by door knocking or driving for them and learn from them.

Your best bet if you have other properties is to get a HELOC or refi to pull out the equity and use that for the downpayment.Good luck!

I'd be willing to bet that the verbiage of what constitutes a closet might even say something along the lines of "being built of similar materials to the remaining structure" (i.e. drywall, wood studs, etc).

Local and regional banks are your best bet for a project like this.