., with the opportunity to ask questions on various stages, products, designs, etc. 

Are you sure you can't reduce the improvement budget and still offer an desirable product?

Then focus all monthly positive cash flow on paying off the LOC (replenishing the reserve).The zero balance LOC will be the only debt on this property so it's 100% equity.The risk of my lender calling the LOC is pretty low due to our relationship and the other products I have with them.Seems like the LOC is the way to go..

Small kitchen, not changing the footprint, he can get a low cost product and fabrication cost is minimal might do it.

Brian, With your background, it might be a more productive conversation here to back into what might be attractive to you rather than trying to fish.

Being on the owner’s end will give me more freedom to design the projects that I want, be in charge of my own product as well as my financial success.That has brought me here and one of the tools I’m using to achieving my goal is to both flip, and hold property (as well as any number of combinations of the two).

@Robert ObniskiLove the post and the finished product looks amazing.

I can say from experience that it is a great product.

My thoughts are that it is anything the builder may have installed that is not covered under the "product" category, which Item #2 covers.

It is only about $300 for 45 linear feet.http://www.rustoleum.com/product-catalog/consumer-brands/transformations