I would recommend one or more of the following tips.Find a place to do a TIC arrangement or a syndication deal where you line up financing for a deal that is a great multifamily project and you put all the moving parts together to make the deal work.Regarding syndications, if you are an accredited investor, you can buy into institutional grade $50-125M projects with as little as $100,000 and diversify.

If you are or become an accredited investor, you can buy into institutional grade $50-125M projects with as little as $100,000 and diversify.

., if you are an accredited investor, you can buy into institutional grade $50-125M projects with as little as $100,000 and diversify.

I think you could perhaps squeeze by at a slightly lower number but more than likely to get the finishes consistent with a new build, the number will go higher.And with a new build, you almost have to go something like 3500 sq feet above grade, 4 bedrooms and 3 baths up, finished basement and 2 or 3 car garage. 

No, actually just tender it to the insurance company - they will probably make short work of what is clearly a D-grade shakedown. 

I work in commercial site clearing and grading where everything is basically competitive bid and very little negotiation.

There's been some moisture seeping into the crawlspace and the culprit seems to be the grading at garden level.  

Square footage includes the footprint of above grade levels  (and in some cases walkout basements). 

Building constructed in 1980Present loan value appx $77k on a 15 yr note with 3.375% interestP&I pmt is appx $602NOI 2014 was $11489NOI 2013 was $5142      (spent around $4k on updates/remodeling)Appx $27k by my calculations of capital improvements needed in the next 5-10 years to increase the value of the property, properly maintain it, and keep it functionally up to date in order to attract higher quality tenants (located in a b grade area) (I'd rather have more invested to have higher quality tenants - have my own reasons for this line of thinking - willing to sacrifice a bit of profit to have good people)- Redo Kitchens- replace doors and all base trim/casing (more for my taste and would help the place rent out even quicker)- 2 escape windows installed for basement bedrooms- Concrete work needed on patios and near front of the house -- need to be done in the next yearProperty based on comps in the immediate area and a tight supply of decent duplexes here is $175-210k or so.  

Spraying foam is an art and takes experience to grade it appropriately.