So depending on how much 2% is I'd wait until I had equity in the property to do it and cover costs so I could if needed roll in points. 

You purchased it with a HML, and are now rate/term refinancing the $1.5m (75% of $2m) hard money loan for better terms b/c you show six months of stabilized rent, the T-12 and rent roll with the monthly breakdown shows a clear trend towards where we are at now.Your hard money loan matures at the 2-year mark, but you weren't silly enough to call me at the 1 year and 11 month mark, so my partner lenders that have great terms, but move slower, are on the table.

And the joy of syndications, just like any other business, you kind of get to choose who you attract.As you note, Jay, the jets and Rolls Royce and photos with celebrities certainly get attention.  

Not the cheapest but they have landlord’s insurance and some liability all rolled in. 

I've been a licensed real estate broker in the past, have taken the appraisal courses, but didn't take the test, and now a licensed contractor and plumber, and soon to be electrician and hvac.

No General Contractor wants to do a remodel with the residents still living there....they will charge you more (they probably will not show it, but the prices will be higher because of the huge PITA factor and increased liability)I would wait until you have completely moved out and then just give them the house empty and ready to roll.....But you can get a Scope Of Work going and start getting bids...even plans and permits if you're going that far...

Rent rolls have been provided and are at about 10-20% under market value.Questions:When looking at MF - what are your goals?

If the toilets don't pass the ADA test, I would definitely go that route. 

Another canuck testing US market.. 

If nobody goes along, then the law is essentially dead in the water.I imagine there could be multiple cities interested in implementing this, but there needs to be a couple municipalities who are the first to do so and test it out for everybody else.