And what's the going rate for private money if I decide to go down that route and try to engage other investors.Learning every day and I LOVE IT!

Interested in engaging in some real estate investing activities there within the 6 mos - 1 year.

We will definitely eventually engage a professional, but I wanted to check with you knowledgable folks first to make sure I have a solid strategy going into that discussion.The house was bought >10 years ago for 800k and is now worth between 2-3.3m per Redfin and Zillow.

Even if you engage a broker, you should still shop around an additional couple lenders yourself (if you have the time/energy).Freddie SBL loans cap at 50 units, so you won't be able to take advantage of that program (unless they can somehow make an exception), but there are still great Agency (Fannie/Freddie) programs that would work. 

I probably shouldn't engage but this really wasn't the type of response I expected from this group.

this is a nearly full gut, floors stay, everything else goes. moving walls, new mechanicals, etc. also I guess I know now to draw up rehab plans before engaging contractors.

If you engage with the zoning department on your own you might want to be a bit vague so that you don't pin yourself into a corner.

Since then I got engaged, moved in with my fiancee, and looking for that next deal to keep on with my buy-and-hold goals.Thank you all for contributing as much as you do!

Generally, I think they take better care of my property because they know I own it and am engaged about managing the relationship. 

that's where you want to go hunting.I'm not a lawyer, but a financially sophisticated woman will understand that an engagement ring worth less than $14,000 probably avoids any question over whether the ring is subject to the gift tax.