If not, and you're asking about wall and ceilings (and it sounds like you've got tall ceilings that would require some scaffolding or similar tool) then you could look at anything from $2,500 (labor only) for a handyman to do it up to . . . gosh I hate to put a limit on what a paint company would bid, but in my market you could see up to $9,500 for this.

Hard/Private money lender's are useful for limiting the amount of YOUR that you'll burn in a deal.

So by the time I close, I’m already out of that limitation.

Your lender may have limitations on how much you can take out. 

@Jordan Moorhead, unfortunately, the financed amount exceeds the FHA loan limit for this property so not eligible for 203k.

A HELOC is essentially a high limit credit card that you pay yourself interest on.

Fleischer V Commission is one of several tax court cases, that limits personal service businesses (real estate agents, insurance sales man, accountants, architects, etc) from using an s-corp structure, because the services provided are by an actual individual and not provided from a corporation. 

But since there is a limit to how much money the bank has access to....their rate will be higher...and usually a shorter term.

Housing is really expensive and limited in the nearby area.

There are also plenty of places that have caps - let's say the sales price is 50% higher, and the county might even want to raise the property taxes by 50%, but there might be a law in place that limits them to raising property taxes 10%/year.Lots of people do what you're talking about, especially commercial real estate and mortgage brokers.