Exterior looks great 

Kansas still rocks thoAs a second note, HELOCs are based on the Wall Street prime rate as opposed to traditional mortgage rates.

I am currently pre-approved for a loan but it only goes up to 219k at 3.8%, I was going to call my lender and see if he has any wiggle room and see what is possible.Out of curiosity, why are you suggesting I use a non-conventional brokerage and file as a business when I refinance as opposed to a conventional loan? 

In life, people regret the actions they didn't take, as opposed to the ones they did.You can fail, and still end up exactly where you are now..

What about finding leads for experienced flippers in exchange for a small amount of money (opposed to $5k per deal or whatever the usual wholesale fee is) or in exchange for some form of education?

Consider refacing which leaves the bases in place and changes only the exterior of the cabinetry.

Plus common spaces and exterior, parking, landscaping.

For example right now in Wilmington, it is hard to make a SFH cashflow as opposed to when interest rates were lower. 

You should not be using someone else's prices (or Kukun's algorithm), you should be using your own prices from your local contractors and using the specific material selections you picked for your project.Here's an example of how bad some of the data is in Kukun and why it's not practical for investors that are wanting to create accurate estimates for their projects:I just added "Exterior Doors" to my project, and I was told that 4 single doors and 1 double door is $59,352 in Kansas City, MO which is 20x what I would actually pay as an investor.I believe the above was a bug, but nonetheless there was no way for me to fix this issue or understand why or how it was calculating this value.In summary, you don't need a fancy algorithm to tell you what something costs, you just need to know basic math and have a general understanding of how much materials cost and what contractors charge for specific repairs.For example, if I have 5 exterior doors I need replaced (4 single entry doors, 1 french patio door) this is how I would estimate the costs:- Single exterior doors labor 4 x $250/each = $1,000- Single door material 4 x $300/each = $1,200- French patio door labor 1 x $400/each = $400- French patio door material 1 x $750/each = $750Total = $3,350Add 25% profit for your contractor and the quote should be around $5k for 5 doors.The hard part is finding out what your contractors charge, after that it's just basic math that you can do in a spreadsheet.

If you purchase via an IRA (as opposed to a 401k), you will need to open an IRA account at a specialty trust company which allows for investments in real estate.