And even when you do refinance - it will take a year or more to recover the costs associated with the refinance (the closing costs they charge for the refi).  

We closed on the house a couple weeks ago and have started the rehab.

There are also some owner-occupant sales happening, and the majority of the occupied homes are well-kept. 

The roof and the floors were not huge costs to us the buyer, as the seller filed an insurance claim for water damage just prior to our offer closing.

Closing on one in Canton this week. 

My plan is to use the grant to purchase  a duplex  and live in one side for free or close to it.

Check deals closely and link up with folks who can help.

There were on sale and I didn't have to pay for sales tax in Portland OR.

Thank you @Joyce Beck... unfortunately with this forum we cant post any websites or any specifics for our projects.. so we wont be able to get any real help of advice for our specific needs... as I was hopingIts been a challenging climb I tell you on this level of Project... and Yes I keep forging ahead with Gods leading, guidance and strength.. step by step.Most are fascinated at how far I have come and now need to find additional investors to get to the next level... constructionI have permits and everything nowI even have a SBA approval but we are over the $5M limit so need Bridge financing to close the GAP of $2.7MI have come too far to stop now... 

I have good news about the supply of homes for sale in the three county area around sacramento county.