I could potentially do more updates and increase rent to match the building next door, but it will take time, and I might lose tenant.  

The reality just rarely matches the expectations unless you know what you're getting into.

This means:1 - You must first find the lender for the refi, so you can know the terms for refi, and base your market/property search and the market/property ability to deliver your financial needs (see below) on the lender's terms.2 - You must find that Market that will consistently deliver properties that follow the profile matching the financial criteria dictated in Step #13 - You must be able to find, and properly analyze  the properties found in the Markets established in Step #2 so that the refi amount will cover the credit debt.Here is the problem you will have though.  

Which means, if it DOES appraise lower than $85k, you should try to get the Seller to match that (even though they are not obliged to).

My friend and I want to partner on a four Plex, but because he doesn't have the best credit history, and I do, I was wondering if we were allowed to do this...I would apply for the FHA Loan and I would put the 3.5% down, my partner would fund the necessary repairs and match the down payment.  

I want a light gray that will open up the space and match  the floors, which will be a light sand-oak color (https://www.lumberliquidators.com/ll/c/Sandbridge-Oak-Engineered-Vinyl-Plank-Flooring-CoreLuxe-EVPSB5/10041438). 

They're spending time on me by looking for deals that match my criteria, and I don't want to waste their time.With all this being said, how do you all think I could be using my time to the fullest given my current position?

Definitely, need to get the second to match up. 

Who would my align of interest best match with? 

Added updated vinyl planking in the kitchen to match the rest of the living area.