She went in-depth to talk about maximizing rent and correcting all the safety issues that were mentioned in the inspection report.

Life/safety obviously should have no limit.

The tenant knew before the fire that the camera was not operational.

Separate “must-do for safety/function” from “nice-to-have to increase ARV.”For BRRRR, the only things that must be done upfront are the items an appraiser, inspector, or tenant would flag as functional or safety issues, plumbing, electrical, bathroom addition, paint, etc.

What do you guys recommend to help deal with emergency calls (eg. fire, flooding, leaks etc.) tenant call screening.

I also realize I could do a 1031, but I dont see any deals in areas on the mainland US that make sense to me and Cap rates are low there and here in Hawaii.Im torn between paying off the mortgage for a nice cashflow of $3800 per month (ROE of 3.8%), or selling to put roughly 700,000 k in the market and working the 4% FIRE rule with that money after letting it grow for a bit. 

Quote from @Carter Ledwith: Great point on the goal of balancing speed and safety.

Next step: confirm ARV and realistic rent for 77048, tighten the rehab to only what increases rent and safety, and line up a lender term sheet for both the rehab loan and the refi before you start.

Line up funding before demo by securing a hard money term sheet and one private lender, build a simple scope focused on safety and rent/value drivers, and hire a vetted GC with milestone draws and lien waivers.

No safety hazards.