Granite counters, new carpet & tile flooring with black marble borders & baseboards, new paint, new window coverings, new light fixtures, mirrored walls, new sinks & faucets, and new appliances.

I thought I'd be able to refinance based on 70-80% of my ARV which would cover the loan amount plus a fee to my hard money lender and put some money in my pocket.

I wouldn't be surprised if Square D has a replacement breaker panel and cover upgrade that could be swapped into that box.

You could also loan or give them a set of moving disks with the carpet covers prior to moving in.

Dec 2018Rehab 10kCash out refi’d to new loan of 152000 which covered down payment , closing, and rehab recoupment April 2019Cash flow 619 per month4th2 unitPaid 219 dec 2018Rehab 16Cash out refi’d to new loan of 240,000 got back down payment, rehab and little extra.

My question is - is there any lender that will agree to a loan with a smaller downpayment, considering i can cover the mortgage with my rental income + LOW job income?  

Cover the last year of mortgage and put some cash in the hand. 

When I moved property values were down and I owed more than it was worth... plus the rent didn't cover the expenses.

Thanks to you all,One more thing though, Should the inspection cover the Lead based paint?

I wasn't sure when it's appropriate to ask for them because I wouldn't hand them out like trick or treat candy either.