I just want to make sure I am following everything to a tee since I am a beginner. 

Over the course of a year my wife and I fixed it up, rented to friends, ate peanut butter and jelly, did everything we could.

They made me put my name on the property (via quit claim) which subsequently ate up one of my 10 financing slots.We have done a cash-out refi with our portfolio lender, so I know the answer to that is 'yes'.  

Over the course of a year my wife and I fixed it up, rented to friends, ate peanut butter and jelly, did everything we could.

That ate up cashflow so now i'm breaking even.

Over the course of a year my wife and I fixed it up, rented to friends, ate peanut butter and jelly, did everything we could.

I'll message you.That makes sense about the biltong; I probably ate mine during the journey. :)

We used a 6 inch foam brush w/ Tub n Tile and the chemicals ate the foam quickly, but it did go on evenly. 

after that I was laid off my job and never received my unemployment, My bills ate away almost all my savings. 

.- rehab ate more then you thought- the effort to create forced appreciation via rehabbing is harder then said- bad luck starting in Jan or so, Fannie sent out guidance on cash out rental REFIs tightening up underwriting and like FHA/VA  appraisals being done conservatively now rental appraisals are too.=== You can wait 9 mo to a year to get a bit more appreciation?