Typically commercial is 25 percent down from what I’ve seen.

They may be shocked when they find out but it is legal, written in black and white! 

For a commercial/portfolio loan, you can typically refi them immediately after you stabilize the property. i.e.

You mentioned you dont want to go to arbitration or court....almost no one does as the cost of doing so far outweighs what anyone typically has to gain in suing for specific performance.

Typically, I set up draws of 50%, 25% and 25% at completion.

typically places with great historical appreciation have higher entry cost and lower cash flow.  

They typically only remain bad if you allow them to remain bad.I don't recommend software until you have at least 20 units and you can identify ways software can help you.

Lastly, keep in mind the % of the value, you can get as a cash-out, and if there is a seasoning period with the lender(s), you are looking to work with.  70 - 75% is typical.  

Mortgage guidelines like seasoning periods and how much cash you can take out are not typically governed by state laws, although Texas has some rules on cash out refinances. 

Price on kitchen and bath will vary a lot based on the type of finishes you have, however $25k will be a ballpark price especially if it's a rental unit.This is how the cost breaks down for us:$5,500 white shaker cabinets$3,200 granite$1,300 kitchen installation$3000 appliances$5,000 plumber + electrician$5,000 brand new bathroom including new flooring, tub and vanity, toilet, faucets, paint.$2,000 demo, permit fee and miscellaneous items.This is just a quick run down and like I said price will vary if you want to gut the whole place because at that point you have to add insulation etc.Hope this is helpful.