A couple items: HELOC versus refi. 

I know its small but if I need the money for personal items in a pinch I could use the HELOC account. 

Also, maybe one of your donors would be willing to lend money for the flip if presented in an intelligent manner, and would do it as a donation.

In the 1% or whatever of transactions that aren't standard I suppose there is an item for buyer- paid commissions filled out. 

And I strongly recommend AGAINST going to a pawn shop, unless you're willing to trade off money for convenience.eBay can be a good guide to pricing, but be sure to look only at sold items, not current listings. 

I leave the service to the A/C techs.I understand them so I know if this major importance high cost item (black box to most) is being serviced and replaced at as an efficient cost as possible (I'm not getting rammed on prices or misdiagnosis from tech errors).

Once you have a working knowledge of these items then you can move forward.I would caution however, apartment building take a lot of funds and more than a little cash to get into. 

As mentioned, review the Lease. it should be explicit for a common item like the door.

This will boost your preliminary knowledge base exponentially, and thereafter your confidence in offering on properties.Once you have a bit more comfort with the straight forward items (or while you’re learning about them), get a property under contract with an inspection contingency of 14+ business days.

The HUD approved FHA 203k Consultant determines the price as well as the items required to be completed to meet FHA MPR/MPS.