Anything you can show them that you did to improve the property, can help substantiate a higher value.

Now with that being said, I have the big decision to either sell in May (1yr mark), park my cash, rent an inexpensive house and let the cards fall, or stay in the house, pull a $250k line of credit and run the risk of losing a substantial amount of equity in the coming correction.

Lender's procedures and their approach vary substantially.

I feel like that I’d clear enough to substantiate her intent to leave but correct me if I’m wrong.

I could see if the sales price was substantially lower than the appraised price, but it seems like the lender is being a little too weary.

I'm curious as to whether any experienced landlords have had success with the technique of refinancing the same property twice, with the first being a cash-out refinance and the second being a rate-lowering refinance.Having done both types of refinances before, I'm well aware that if you want cash out, lenders penalize you with substantially higher interest rate and point requirements.

The disadvantage of taking this role is that I would not have the unlimited income potential of becoming a traditional Real Estate agent with a brokerage that has a robust training/coaching program.Alternatively, the decision to move forward as a traditional Real Estate agent would likely deliver a much higher income (~$60K/year more during the first year), but this income is not guaranteed and I likely would need to put my investment goals aside for 2-3 years until I have proof of income to receive a second mortgage.For context, I have student loans and a substantial first mortgage, so it could potentially be adventageous to take the traditional RE role and pay off debts before purchasing a second property. 

At some point, when the foreclosure moratorium goes away, I bet we will see a lot of distressed homes coming onto the market.Mark, We're seeing home values increase substantially, therefore pricing out of the sub 150k market - not necessarily people not being able to afford to move.  

Same concept here only you take a substantial deposit $10K plus and it is non-refundable.  

The benefits are substantial, typically $60k to $100k in upfront cash flow on a $1 million property purchase.