There are asset protection companies who make lots of money off this - I talked to one who said it's $13,000 (for 4 properties) to set up layers of protection then annual fees after this. 

Perhaps in return they collect an acquisition fee,  collect a construction management fee & share in a portion of the upside.

The other alternative is to raise capital and be more of a fee developer, at least at the start.

I’m all for value-add and if you need to pull cash out to get another deal that makes a higher return then how much you pay for it, sure, but I think you would be better off selling it and starting over.

Any help would be appreciated before I pay attorney fees on this one. 

To pull this off, you may want to use social media platforms to find your next great deal.But how do you utilize these platforms to find real estate sellers who are motivated to work with you?

We embrace S8 applicants, but screen them just like any other applicant.Many have an entitlement mentality and try to leverage their S8 voucher by pretending to be helpless:1) A percentage won't apply because they expect a landlord to waive application fees for them.2) Many cry broke and expect a landlord NOT to charge them a security deposit.3) Many of those same S8 tenants trying to avoid paying a security deposit, won't make an effort to call the list of nonprofits we send them that will pay their security deposit if they apply.4) A lot of them try to avoid paying for utilities.

in our area that is a real big deal.. we did another demo and left a few pieces of flooring an inspector came on our job determined they had asbestos in them and we violated taking asbestos items to the regular land fill.. that cost me 19k in fines and 18k in lawyer fees to keep the fines from being really big..

If you refi at 80% of $575k value then you can pull out about $460k.

Additional Fees.