@Mitch BlackYou can apply the BRRRR strategy with an IRA, it is just that everything is done via the IRA with no involvement on your part or transactions between the IRA and yourself.The IRA would purchase and rehab the property. 

When did you get your property manager involved?

There is more tenets management involved, and thinks do break.

Everywhere I looked so far Commercial Loans that involve 5 units or more won’t even entertain the idea of a property less than a million?!

Yes, get with a local title company and ask about Purchase contacts, they will have some on file you can use....let them know what you are doing and be straight forward with everyone involved.....

I searched around a little and it looks like the average cost for custom construction in Natick  is about $162 per square foot.

So bad that they we’re screaming at each other and a police cruiser driving by stopped and got involved.

So, why are you involved/looking to get involved in property ?

It's over 5,000 square feet and on a couple acres.

What's the square footage  and Target stabilized value on this one?