I can also see where the CPA firms don't want to do this given for the CPAs...this is likely a one time large catch up project, and then never again. 

The only time you would see a fee related to maintenance would be a project management fee if multiple trades are required during a property turn. 

I’m curious, what’s been your most creative or successful rebranding project?

since as part of the project you are going to need an architect and civil engineer, I recommend starting with them and ask them who they have worked with for zoning.

On recent projects that I have seen, LTV’s north of 70% are struggling to pencil out on.

I'm not an attorney or expert in AP specifically, but do have a working knowledge of it for Civil engineering/survey work and have had two projects where this came up and I was able to 'ride along' and see how it unfolded.First, if you 'know' the property has been taken by AP then there's nothing for you to do with the tax assessor etc.

I reviewed the SB9 legislation, and it states that properties occupied by a tenant in the last 3 years are excluded from SB9 but only if the project includes demolition or altering more than 25% of the exterior structural wall.

There are tons of loans out there that use just the projected or actual income from a property vs the payment of the property (DSCR loans). 

Finish the project, take great pictures and go live quickly. 

The contractor also committed to informing me and getting my approval for any cost changes during the project.