@Dennis Knapp - Bigger Pockets has a book called "Estimating Rehab Costs" that was published in 2019 prior to pandemic.

Buffalo changes very quickly block to block (not just ZIP by ZIP) and it is crucial that you understand this prior to writing any checks. 

Use IRS instructions to understand the definitions.

@Kaaren Hall after seeing your post i called them right away, their fees are extremely high for an HSA that for the most part most people don't have a lot of money in.I max my HSA every year, but if you have a self only plan you can only put about 4k /yr  and if you have some medical bills it's less.they are also very restrictive on taking money out, and no CC to pay the doctor. prior to speaking with them I was extremely excited to see this opportunity you suggested,  but after my conversation I'm no longer...I will look for other options now that I see there may be some, so thanks so much for bringing it up.

Short term, leaving financing in place during rehab prior to resale — great strategy with limited risk to either party. 

Prior to this situation, I do not have any verbiage about noise complaints in the lease since blasting music at late hours of the night is “disturbing the peace”.

There are controllers on each end for 1-player or 2-player games, then a second set of controls on the side for head-to-head games like Street Fighter.We have a cheat-sheet with instructions under the glass, and we have a book with laminated pages that lists the instructions and the games.

Or you can violate various tax rules at your own peril and claim the current rehab was dne prior to TOD.  

The ownership could be changed prior to structuring the parking arrangement, but last-minute changes without time to season the ownership change would significantly increase the risk the transaction could be disallowed as a step transaction under audit.

Lock up your new property with a lease prior to selling your old property.