Oh, and actual lastly, I've seen some nice-looking modern container-to-habitable structure conversions, and I've seen some fugly ones.  

To give a little background on this property it was recently remodeled top to bottom and although it looks really nice and a lot of items are new the quality is of average building material. 

If you seriously doubt it, sit down and have a conversation with her.

Based on conversations it doesn't seem to matter whether it is a refi or heloc, for investment purposes they both require 70% LTV for the majority of vendors plus a 700+ credit score. 

.  :-)The window coverings came in today, and I have a couple of other decorative items on order.  

A luxury item.

He would let me know items had been completed only for me to find that they had not been when I went to the property.

It makes a little bit of difference on big-ticket items, like buying a car.

I am not going to just meet them and demand things, but how do I start the conversation (and relationship).The help is greatly appreciated. 

That will generally give you the amount of units possible, but then you have to take in consideration other Items for example, Property Setbacks, Easements and the Such.