They changed the zoning map to make every side street RS-3 so these developers are just taking 2-4 units in non-conforming status and by right making it a SFH. 

Shoot me a message with your information, so I can give you a copy of the investment map of Memphis. 

Quote from @Joel Bechtel: The agent I spoke with has about 30 years of insurance experience, so I’d hope she knows what she’s talking about and what she’s offering.I have another policy with Allstate for my 6-unit property, which they were able to insure for approximately $890K because the replacement cost came in under $1M.

If someone could please be so kind as to refer me to someone they trust to take a look I would really appreciate it!

I realize that commercial investing is more in-line with my goals, so I have wiped my slate clean and ready to start over from the beginning.

So if the house is worth $500k once finished, then I'd go for it.....But first, talk to a Realtor and a GC.

These are all things you probably already know, so hope the viewings went well!

That’s incredibly frustrating, especially after investing so much time and money.

Any lenders you’ve had a great (or not-so-great) experience with?

So I ended up using 0% interest business credit cards which I liquidated to purchase and renovate my property (total credit limit of about $95k total).