. $16k in operating expenses without a mortgage seems like you would be cutting it real close if you financed, and none of those areas scream appreciation to me.

Do not cut any corners to make something look good on paper.  

Do not cut corners to make something look better on paper.  

We cannot get any  new mortgages in my wife's name as she brings in no income*I've started to investigate portfolio loans (commercial loans) but they are way expensive and will cut into most net cash flow, or I'll have to put down much more thus reducing monthly ROI.   

It's a cut and dry 2 years out of 5 rule. 

That clients name is going to get around as someone who is unethical to do business with, which is going to cut them out of future deals and drive up their costs.

Do not cut any corners to make something look better on paper.  

Maintenance costs confer a short term benefit e.g. the landscaper cuts the grass but next week it has to be cut again.

It will raise the height of the floor another 1/4" to 1/2" which means you will have to cut all door bottoms off as well as take the base board off or at least the shoe mold.

Glance over your "retirement" account and notice you will have to cut down on your living expenses and that you won't have enough money to last you through the rest of your retirement.