A cash out refi after after one year will not work, unless as you suggest I can add value in other ways.

Where do you suggest?

The price and location, based on my experience , seems competitive   Personally, I see most rental traffic come from Facebook MP, do you have listed on site?   

Hello, Does anyone have suggestions for how I can learn to accurately estimate rehab costs?

Now, I might suggested going back to your the people who referred someone to you. 

If you're renting, I'd suggest moving into the rental property or buying your first home.

I naively assumed (this is my first remodel) that they could just tie all the plumbing into the existing plumbing in the kitchen on 1 side of the room or the bathroom on the other side of the room and it would be an afternoon project costing $300-$600 but he gave me an estimate for $2,750 because the existing drain pipes for the sinks are only 1.5" and it needs to be 2" for code and then something about not being able to tie into the existing vent and will have to add a new vent out the roof.I am looking for a 2nd or 3rd plumber to give me a quote but in the meantime any suggestions or creative solutions?

Hudson’s Site Development: This isn't just another construction project; it's a $1.4 billion statement of Detroit's resurgence.

Sharing stories like this is what makes me love this site  

We’ve covered some of the most obvious ones below to get you thinking.Writing Property ListingsSome investors and brokers consider the need for writing property descriptions for listing on publications or new sites a time-consuming chore, while others do not have the skill to do so.