I would think carefully about selling versus doing a cash out refinance.

I wouldn't do it in your case.You have had a lot of appreciation.  

Would it be cheaper to buy supplies and pay contractor hourly or allow contractor to do it all and pay large lump sum ? 

High high level - LLC will typically be an option for DSCR Loans (or bank other types of financing), while conventional will require you to borrow in an individual capacity, but there are pros and cons of each.BRRRR Loans: What Are the Options, and How Do DSCR Loans Stack Up?

Speaking to a banker just left me confused as she was tap dancing around the Question when i asked her to clarify.

He uses as a rental but his ex-wife (now girlfriend) is the tenant so he has fixed it up for her and it should be move-in ready.

I have a great property in PHX that we have listed for sale, but I would be interested in running an RAL out of my house (already furnished, 5 bed 3 bath, single story ranch style home with two master bedrooms and a p...

Or do I need to wait until I've decided on one realtor to provide the deeper financial info?   

I have a couple STRs in metro areas and they do not do nearly as well as the homes on lakes do. 

I am an owner of a restaurant franchise so I am able to provide a location to do the meetings.I am looking to provide value and would like to hear from your experience what would you love to get from a REIA.