some have let me down hard, some I should never have gotten involved with, some play me like a sap while reaching for my wallet, and some, well, while the first heat and passion may be long gone we still share a knowing glance and a warm smile when I unexpectedly catch sight of them across the bookshelf.......

Stay away from the “guru” sales-pitch events - they rarely increase your investment knowledge, they merely empty your wallet!

The kitchen rehab also includes granite counter tops, tile flooring, and sanding/putting a semi-gloss refinish on the cabinets with new hardware and hinges.

All in all I think it makes sense to go for the additional upgrades (redoing the hardwoods, new ceiling fans, and and paint the cabinets and new hardware, etc) to show some pride of ownership and to hopefully attract the sort of tenant who would appreciate it.  

LTV is based on the lesser of appraised value or contract price, down payment is based on dollar bills leaving your wallet. 

I would check into those, personally first before going full bore and opening up your wallet to these "GURUS"

Currently not livable because HVAC and plumbing are not in working order. 59,900 List Price90,000 Realtor Provided ARV37,500 our cash offer (no lending because it's not liveable)40-45k - Repair estimate (roof+double layer removal, foundation and sump pump, asbestos siding removal/replacement, HVAC replacement including about 40% of ductwork, electrical panel replacement, plumbing updated from cast iron, complete kitchen and bath, chimney removal, 1100 sq ft flooring, all interior doors and hardware, single garage door, windows and 5 exterior doors, yard drainage issues and tree removal, drywall repair and other finishes, possible mold remediation)$345 Expenses (excluding mortgage) $950 Monthly Rent 

Start on the units that need the least amount of work/time because the key to success is going to be getting money coming in to start off setting the money flying out of your wallet. 

I'm trying to play the balancing act between finding a home that suits my wife (i.e. newer kitchen, hardware, fixtures, open floor plan, etc.) vs finding the perfect "rental" deal for future use when I inevitably get a new assignment.  

Leave your wallet at home so you can't make any bad decisions !