The kitchen isn't so bad but I'm wondering what kind of increase in rent do you think I can get if I updated this one and a half bathrooms with a simple white subway tile to replace the pink and new vanities with storage?

I've been looking into installing RUBS to increase the NOI.

I believe this building is a solid base hit, but may turn into a homerun if appreciation and rents increase in the area.

current house value $620kremainng balance $194kcredit over 800looking at pulling $150000 or $200000 out for investingWhen comparing the same increased monthly payment on both options over 30 years  we ending up seeing quite a difference.   

Once you get your feet wet you can increase and start going on showings and maybe listing appointments. 

When better options are exhausted or too costly the other options (such as IB, border state area, and to a lesser degree Oceanside (which has already experienced significant price increase)) are what are available. 

Have you seen bookings increase for the June/July months to avoid the dreaded August fires and smoke?

**Edit: It is also relevant to note that the true end goal of this type of setup to to get my private money investors (who know nothing of REI) to get more comfortable with my process and success, as well as, increase their cash-in-hand to reinvest in me down the road on much bigger deals.

Even a $1500 claim may not be  worth claiming because the payout to you would be $500 but that may lead to a rate increase the following year.

I'm reluctant to do a refi since I have great rates locked in and I'm not 100% sure when I will need access to the credit lines, plus I'd rather avoid increasing my payments until I need the money.