What I would do is make sure you have a good long period to get a contractor in and you can pull out if gets to high.  

6.3% (purchased last year) I'm not sure about a cash out refi cause rates are still pretty high at the moment 

Wholesalers here is my buy box:Morris County, Passaic County, West Essex CountyFix and flip: 3 bed 1 bath under 3k square feetModerate to heavy rehabNo double yellow lined streets Areas with strong school district  No areas with high crime No septic/cesspoolBuy & Hold:10-50 units or portfolioNo mixed useValue add properties onlyNo areas with high crime No septic/cesspool**If you have a deal that meets this criteria and you're direct to seller please DM me.

In other words, work and the quality of that work that we believed to have been completed was in fact not completed.We are committed to maximizing the recovery of principal and as such, have retained counsel at our own expense to hold the inspection company accountable.

A decent market if you want "high quality" tenants. 

At the VA website, it clearly states that:VA home loans can be used to Build a homeSimultaneously purchase and improve a homehttp://www.benefits.va.gov/HOMELOANS/purchaseco_eligibility.aspThat being said, we're on the hunt for lenders that offer VA Rehab loans, i.e. the second on that list.  

I am waiting for more details on the actual problem, but this quote seems really high. 

Look for areas with high tourist demand and strong rental yields, and consider attending real estate seminars to gain insights into the latest trends and strategies.  

Either it's priced too high or you're not marketing aggressively enough. 

If you are a little fish, or a new fish , or a late fish to filing it’s highly likely you will get pushed out with an extension.