Maybe you "horse trade" instituting full expense reimbursement in exchange for leaving the base rents about where the are, or with only a minimal CPI increase with a minimum floor, or such.  

I had considered doing the one-piece surround you spoke of but two people had also advised me not to because I have a shower-tub split where the shower has it's own stall.

How is the Cross Hill and White Horse roads area?

Dan, we have a local RE group that meets once a month in White Horse, there are several investors from New Holland that attend regularly.

It's that simple.It's said you can lead a horse to water.

I’ve been a member of biggerpockets for a while but I will admit that I don’t do a lot of posting and I don’t troll the forums much since I don’t have a lot of time working a full time job and rehabbing my current home but I have been listen to all the great podcasts.BTW, sweat equity really pays off, I gained 48K in just 2 years.But mainly it helped that I bought it as a shortsale just before the market started to come back up again, but that’s a whole other story in itself.So I’ve been trying to get into the investment side of things for the last few years and something always happens, outbid, too much work, foundation or structural issues, priced out of my range, not able to get enough financing through the bank and the list goes on and on.So I would like to get some info on hard money lenders and if there is one that is even reading this maybe they would want a joint or partnership or do just a straight out loan for 6 or 8 months and then I can do a refi but mainly I’m just throwing this out here to get some feedback to see if it’s even worth it.There is development of about 20 duplexes about 25 mins from my house, Roughly 10 years old.These are huge, each unit is a 3/2 and most of them have a single and a double garage but a few of them have a 2 stall for each side.Real hardwood floors, oak cabinets, vaulted ceiling and such.I’ve been following rental rates in that area and they seem to be solid since I’ve only seen one get listed at 1,400 per month.Tenant pays for all their own utils except for water.Last year one of the duplexes was listed for just a little over 250K and sold within a month.A few months ago, one of them came up on the market for 180K and I asked my agent.She did some digging and found out that the basement was flooded and it all has to be taken out, carpet, studs and drywall.

You will need to make the entire property ADA compliant to get wheelchairs up stairs, to get wheelchairs through every doorway inside the house and you need bathrooms large enough so wheelchairs can get to the toilets and sinks..You need shower stalls large enough you can roll a wheelchair inside. 

make it a 3/2... don't lose the bedroom but find a way to add that bathroom. shower stall all the way to the endzone

Seller stalls past 48 hr acceptance date and accumulates a few more offers. 

There are other funds that have an exit plan of 5-7 years(normally when the loan will balloon)(also as a way for the fund to benefit from the fees they can collect from a sale).Sorry to sound like a beaten horse; but it really does depend on the goals of the fund you plan to invest in.