Hi @Jake Berwind, I'm not sure about Florida but in California you can hire a Transaction Coordinator fairly inexpensively and they will provide you with all the necessary contracts, disclosures, etc.

Municipal development plans don't allow for small inexpensive lots anymore, one to three acre minimums are common.

Normally appraisal timeframe limited.

I hope to be in your shoes with a strong portfolio and financial freedom within the same time frame. 

Has anyone ever done Cost Seg for a building placed in service years ago and applied for accounting change? If so did IRS approve? how long did it take? 

You should consider several factors: 1) Time frame/urgency to get a loan 2) Loan amount 3) Lowest interest rate.It's very unlikely you can get all three.

I'm not that familiar with conversion plans, but I think the sponsor might have to sell units as they become vacant or within a certain timeframe.

That's a pretty inexpensive fix and should at the very least bring in more buyers.

I've moved tenants out for multi-week timeframes in the past and summer has been virtually impossible to find long-term stay hotel rooms or short term rentals - too much demand from the vacation folks.I'm closing a ready-to-go vacant rental in 30 days I'd offer you, but sounds like the timing's not gonna work there. 

Are the numbers and timeframe roughly in line though?