I have lenders that I can point you to that would likely be able to give you a better product that will pay off that primary residence loan, or restructure it into one that doesn't take so much long term value out of your equity.

Having your son involved in the loan, title, and insurance policy does have both benefits and drawbacks.

Thus, I’m going thru background and experience checks of GCs, with relevant experience before selecting one instead of using my usual crew which doesn’t have such experience.

I also have their expenses which are in line with my estimates/analysis.I do not believe the Seller's will like that valuation and I know they are hiring an appraiser.

Off-market, agent-listed, or are you networking with other investors who have deals lined up?

Another you could have done was to call a few other PM's in the area and get their take on the rent range.

Offer a personal guarantee (reduces investor risk if you have the balance sheet for a PG to be worth anything).  

Since these units need rehab will have to raise either more or have a bank do a bridge loan for construction cost.

Just because you and they would have history together and on the same property. 

I have checked with Wells Fargo where we bank they say they do not provide investment property loans.Thanks in advance.