The boat being launched has to be registered in the home owners name and tied to the home in the woods. 

After you've owned it for six months, it's not automatically tied to your purchase price.The appraiser will of course see your purchase price and consider it a data point among many, but it will not be an automatic thing like it will be at the point of purchase and within six months. 

If I buy a pair of shoes from the mall for $190 and sell them to you for $210 I didnt make a $20 commission I simply sold something for more than what I paid for it.

So, I don't mind using it for a short term project, but would be reluctant to tie it up for longer than a year due to the interest rate uncertainty (Although the Fed Reserve Chairman recently mentioned that they are not planning on raising interest rates anymore this year). 

. - So we have 3 separate sets of documentation that ties this all up: seller disclosures, appraisal, and the paperwork from this re-remediation. - By this point wifey is in the tail end of her 3rd trimester, obviously no one is moving anywhere at this point except onto a hospital bed once in labor.- They rent out House A to cover the mortgage, 12 month lease. - Wife has baby, apartment too small, no fault evictions in Oakland are a pain in the butt.- They purchased another home with an owner occupant loan and 5% down a few months after closing on their first, about a half mile away (job transfer to other side of the country = that exception is granted on a routine basis, it being the exact same neighborhood makes this unusual).- Underwriter would have been within reason to ask for a birth certificate to line the date of that up with the rest, but in this case elected not to.Note the unusual circumstances surrounding this.

@Alex Miller There's a lot of investors in your shoes and not just beginners.

As a beginner, it would probably just be easiest to get an unsecured LOC tied to your own income and credit, possibly having credit card with 0% APR for the first year as a backup if you are looking to BRRRR.

I have no debt and already pre approved with all docs needed. what would be the best move if you were in my shoes?

How would you view 203k in my shoes? 

After taxes I'm not sure how much mileage you think your 20-25k bonus is going to get you, but it is likely much less than you think, but if I was in your shoes I would use it to clear out any credit card debt first.