Connect with a lender/agent locally to get a feel for the area/what you can qualify.

We spent 30k of our own money rehabbing, lived in the property for 3 years, did most of the work ourselves, and sold last summer for 195k.

They cost slightly more than the normal permitting process, but I usually have permits in hand in a week or less.My GC is has some experience on Coronado, if you would like I can connect you, so you can get his opinion as well.

Anthony - Happy to connect with you.

I'd suggest connecting with a Real Estate Attorney, and going from there. 

We do have a pool but the heater hasn't been on until last month. 

I am all "invested out" I believe, got into many projects over the last couple of months.

Lastly, while your exit strategy looks good, keep in mind that refinancing costs or delays may impact your timeline, so have contingency plans in place.

I think I've had my last conversation with you.  

@Gregory Wilson  - partnership return compliance has become insane in the last several years.