A counter offer is made by rejecting a prior offer and it automatically discards the earlier offer, rendering it void.

I’m speaking to a few trades, we now think it’ll be much more efficient to do something differently from the submitted renderings (basement had a walk through laundry room en route to the suite; we’ve since located the stack and it will be easier to add separate laundry on the main floor than physically separating the basement laundry).

I've done just fine as far as I'm concerned, but have come to some realities within my personal life that render the idea of continuing the endeavor a poor choice, most significantly my age and health, and that is what it is.

(I can even think of some scenarios where structuring a deal with tenants in common as @Carl Fischer suggests could create a potential scenario for offering of a security.)So, that's my long winded way of avoiding directly answering the question, except to say that I think a lot more detail is necessary to render a more accurate opinion, and strongly recommending seeking legal counsel if you have any concerns that you may be offering an unregistered security and/or accreditation issues. 

We'll usually put a sign out with a rendering and a "coming soon" message in hopes of not having to pay realtors commissions.  

I'm a fair guy and I gladly pay for services rendered, but I won't be taken advantage of.

The renderings looks great, congrats!

Photos are renderings of finished product.

From your limited description of events, I don't believe you have a legitimate complaint about the timing issues with the take out lender; as per the payoff shortage not enough info was provided as to payoff request, payoff letter response, escrow agent, closing agent, etc.BTW, I feel qualified to render my opinion as I have has ownership or partial ownership and servicing responsibility for over 500 commercial loans in the last 15 years.

I understand that I can give 4-month notice of eviction for renovations that would render the property "unsafe" (ie, electrical or water cut off for extended period, etc).