I’m curious what rates look like these days for a commercial apartment building around 1.5M.If any lenders could chime in or investors who have seen recent rates please share!!

Say, I have a potential client that has asked me to value a 7 unit apartment building.

Anything that involves a load bearing wall will generally need an architect IME, but it can also be required (maybe indirectly) through the jurisdiction's building code/enforcement.Got it, thank you for lending your expertise!

Using my slow days to fill work for employees and build equity.  

Cash deal, no inspection 10 day closing.

Generally, ditching a PM and starting anew is just building in weeks more delays, and the answer is to tweak what you have. 

Once she receives a voucher, you’ll need to register as a Section 8 landlord and have the property inspected to meet HUD standards, which can take 30–60 days.If you want to move forward with rehab quickly, a cash-for-keys arrangement might be faster.

Have them start touring you around to inspect the work about !

However, they didn't insulate that building well so in winter residents consistently get heating bills over $200/mo. 

Investment Info:Office Space commercial investment.Purchase price: $1,100,000Cash invested: $25,00014,000 SF Downtown multi-tenant office building