Find an architect who specializes in this type of work, and who is very familiar  with the building department

Telling sellers everything wrong with their house and justifying your offer with repair costs doesn’t build trust—it kills it.

Quote from @Robin Bryant: From an owner-agent perspective, investing in Section 8 properties with a buy-and-hold strategy can be a great way to build and grow your portfolio.

Basically, more than a certain amount of STR and MTR in the same building were considered a hotel and I would have had to have 24/7 staff on site.Were you able to get around that with the local municipality?

Are there any similar surrounding buildings?

These cities literally helped build up this country and our economy and I will never understand how much negativity they receive for fighting through adversity and playing the cards they're dealt!

Quote from @Sabian Ripplinger: i want to possibly use hard money this year to grow quicker   and can you use them for new builds  who should i use and  any tips?   

From a lady that gave up a pantry and then requested her husband to steal from the garage space to build a pantry :). 3.

It isn't like this a condominium where assessments are paying for common parts of the building like the roof, etc.Prior to this, I didn't have much experience serving on an HOA board and have therefore relied on the management company for their opinion on certain decisions. 

Too many low income apartment buildings near by / vacant buildings.