She has equity in home and will be looking for larger home so no animosity(yet).

Can I then refinance my ten loans and group them into one larger fha loan for 500k and then be back to being able to pull nine more fha loans out?

We posted the notice on the front door (and took a picture of it) the following Monday.

The ARV is $247k (literally same model house 3 doors down that was renovated).

Take detailed before pictures so you can show the work you have done...whoops...Anyway, we removed half the wall between the kitchen and the dinning room, we also removed a wall where the tile is at the front door.  

I lived in the larger home at one point and it cost me more to insure when I was living there.

I found posts like this to be helpful when I was first learning about investing in real estate, so hopefully someone on here can get something out of it.Our goals were to cash flow $100 per month per door, have a cash-on-cash ROI of 12%, and achieve a total return of 20%.Purchase price: $179,900Our loan is a 30-year fixed rate residential mortgage at 4.25%25% Downpayment: $44,975Mortgage Payment (Principal & Interest): $663.75Operating Income$26,435 scheduled gross rents (4 units)$(1001) vacancy$600 garage rent$11 interest$26,045 gross operating incomeOperating ExpensesProperty Management (10% of gross rents): $(2543)Leasing fee for new tenant placement: $(550)Sewer: $(1397)Water & Trash: $(1232)Lawn care/mowing: $(350)Gas & electric during vacancy: $(228)City occupancy inspection aka government extortion fees: $(183)Maintenance & Repairs: $(3594)Property Taxes: $(2009)Insurance: $(983)$(13,069) gross operating expenseNet Operating Income: $12,976Mortgage P&I: $(7965)Cash Flow Before Taxes: $5,011Cash-on-cash return: 11%Equity Accrued: $2275Total Return: $7286Total ROI: 16%We hit our cash flow number almost exactly at $104 per door while our ROI and total return came in a little under our projections, but pretty damn close.

I've been with my contractor for a while, so small jobs I just pay when the work in done, but for larger jobs, I pay him 50% upfront for materials and the balance when he is done.  

First guy did the framing for walls and layout of the basement, the door frame was too small for the door so it won't fit and he did the tile without cement under it.

What I can't understand, is that if you pull 80% of the equity out to buy another property, all you did was make your payment much larger and you no longer cash flow, or just barely make the expenses....