There are occasions where, in the future (but less than 12 months) if something changes your circumstances (such as getting a new job that you can't commute to) then you can probably get away with moving, because your "intent" at the time of the refinance was authentic. 

For instance, in your example (btw, we have had multiple occasions where this happens in the past few years) if you paid $200,000 for the house, put $40,000 into reno, and then closing costs, commissions, etc. were $15,000 you would simply add all this up and that is your basis in the property.

I've had concrete two story stairs collapse; a full room plaster and lath ceiling fell due to slow roof leak, narrowly missing occupants; kitchen waste line main was blocked, several floors above were draining out of our kitchen sink...in a million dollar plus 2 bedroom condo...for a couple of days, as the people below were out of town also so there was nothing reported; I've had Tenants on a few occasions walk out the door leaving EVERYTHING behind; a well known Bail bondsman vacated a property that had apparently let multiple pit bulls live and crap throughout the multi-million dollar house; Military Tenant who was separated from wife, but she came to visit, they fought, SHE got a TRO against him, and of course she had no income and paid no rent for the several months it took to evict; Another Tenant, quite elderly, lived in a walk up and had two yappy little dogs.

And on the very very rare occasion that someone gets me on the phone, I politely say "No thanks", and hang up.

I have not spoken to your people "6-8 times" or "on a few occasions". 

You have contacted me on several occasions to collect an outstanding debt you claim is owed.

There have been some occasions where we have gone over their asking price, but again that is a rarity.As far as "secrets", one of the best is the neighbor next door, where you can buy HUDs for 50% of the current asking price. 

I can tell you from experience that very few financial or retirement planners understand how real estate actually works in your financial plan.I've spoke with Jeff myself on many occasions and have found him to have a solid understanding of what makes for a good investment, good tax strategies working with real estate and how to take advantage of real estate in your retirement plan.

Luckily I had a buddy to help on occasion but did just about everything myself.

But having been up in the unit on multiple occasions when the former tenant was cooking, I have always been SHOCKED at how hot, steamy, and gross the kitchen gets.