1000 bucks for carpet replacement seems high.

House-hacking is still a good tool, but in many places it is no longer the "no-brainer" best major financial step that it was several years ago. 

If purely residential, creative use strategies and layouts can really help boost yields and the resulting quality of the product.

LOL.There’s a WORSE WAY and a BEST WAY to try to obtain items 1-4 aboveBEST WAY: College or Professional Association courses in real estate (real estate license course as a base) and work experience for a REIT or other professional real estate organization and capital saved or equity raised from private parties with a MODERATE amount of debt leverage and or utilizing creative financing with low interest rate debt (may be highly leverage)WORSE WAY; Any guru courses or mentorship’s combine with high interest debt. 

There's a tool called Depreciate'Em that is listed on BiggerPockets Software page(http://biggerpockets.com/software.html)I have found the DepreciateEm.com site to be quite useful.

High demand area.How much rebate to give to the tenants during the 6 months construction for the exterior of the house?

I have sold multiple homes in my communities and gotten to the point where I am buying the communities for very high returns once I sell the POHs. 

With personal loans, the interest is very high.

Certain properties are located in what insurance companies deem as high risk areas like flooding and fire. 

Also if you sell make sure a quality agent is representing you.