This  scenario seems to be the only way I'll be able to get my foot in the door.

@Pietro SerraRough estimate $100-$125 / sq foot

From a 1031 perspective any QI with a national footprint can help you out. 

I have rented to singles when I didn't include mowing where neighbors called the town to complain about foot high grass.

If the finished product you end up with is very similar in square foot, bed/bath count, fit and finish, and you get an appraised value of at least $100k, you should be able to get $70k, I have a few banks that could lend to you if your personal credit is good too.  

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This is how the economic “meltdown” (dow still over 25k, a record not long ago) is shaking out at the moment Interest rates are going down because world governments are just printing money to pay their bills.  

Hi @TIm Harstead, I would look up local print shops. 

So here's the (abridged) story so far...Facts:Purchased Two Family in Belmar in April (Two Single Family Homes on One Lot) Using 203k loan with both homes needing "Gut Job"Confirmed Legal Two Family with Tax, Agent, Closing Attorney, and Seller DisclosureHired 203k Consultant (formal written agreement) to prepare a formal Scope of Work for Project with GC leveraging and singing offThe homes had indications of structural issues (through inspection pre-purchase) and all parties were aware before closingUltimately had to hire Architects with PE in-house to draw plans to repair structures using concrete slabsCalled Local Building Inspector and told him the profile of the multifamily homes and that we found major additional issues when demo-ing | He said he would look to only make sure they were up to current code.Spoke again before we submitted permits to tell him about the project and he seemed "fine" as long as it was up to code and just a repair with no foundational footprint change | No exterior walls are being moved, sq. foot remains unchanged, no floors added.The loan is FHA 203k so one of the units will be a primary residence (actually the back unit)Permits were submitted almost two weeks ago with only simple questions returned so far from zoning (the first step in Belmar)Issue:PE told me that he was surprised that town was allowing me to due to a rehab of this size considering the two-family structure has the "backyard" style home which they apparently no longer like.

NOPE just framing labor  LOL.. when I said really .. we pay 5 bucks a foot in PDX for framing labor he said that's what we charge.. so he was looking for one off homeowner who simply did not know any better.. but on the Oregon coast we did have to pay 7 bucks..