My known options are hard money or private lending and then maybe doing a cash out refi, but rates would be high on both ends and will really cut into my cash flow. 

Quote from @Khaled El Dorry: I have a portfolio of 3 SFH's (2 in Jax and 1 in ocala) and 1 duplex in port charlotte (never flooded or damaged due to hurricanes) that have done very well for me.  

I've attached the median list price for Detroit here as well to compare to something like Cincinnati. 

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Because of cost, duplexes are are a better choice and compete well with SFH and or apartments. 4.  

In that case you should get an attorney involved as encroachment would be a material issue that if known should have been disclosed both to the broker and to any potential buyer.  

I am glad things worked well for you over the years. 

Your plumber/GC should/should have definitely know(n). 

Without one, there is a small and remote chance that the existing system of insurance, mortgages and the US housing market as we've known it, is at systemic risk due to; over-financialization, risk aversion and regional fragmentation.

If they do not want to price it well then do not take the listing.