Typically Conventional will end 42% of DTI and FHA can get up to 51% DTI (and based on your credit score I think you should stretch to that 51%) Just a few things to start thinking about as you are working through the process. 

I've got a property under contractPurchase price $78K out the door (I have cash to close) Intent: build on the property which already has a functioning well, septic, and needs PGE installed Total buildout on the property utilities: $128K including the original land purchase price.

The best thing to do here is utilize what's called a DSCR loan.

I too live in Marin, and feel it is a solid long term market for apprecaition, and utilizing the power of principle reduction.When it comes to refinancing, figure out what the loan costs will be, then divide that buy the monthly savings with the new loan in order to determine how long you have to maintain that loan to break even. 

Also, right now we are utilizing FB but we may change this next year to a platform outside of FB for better interaction and more security.

As you and I know, a quad would be sold typically to an investor. 

I think this is pretty typical of the ultra wealthy..

Tenants may not occupy residence without utility service except during brief interruptions beyond your control.

How attorney fees typically work in these cases (e.g., hourly, contingency, flat fee)?

Rich Young, Loughlin, Crest, etc.Commercial brokers typically do not charge fees for tenant/buyer representation but find a way to take their fees out of the deal.