Hey JobinI believe our area has just released new flood zones.

How long does it typically take to get a mortgage release?

Turnover hurts a property due to a loss of rent, possible rent concessions to release the unit, and “make-ready” expenses.

You can try to 1031(to avoid capital gains) into a DST (no hassle) or buying a bite size NNN property which has no landlord management(but the potential for vacancy and releasing).I like the private money route, especially if you keep the LTV low, although I'm not sure many would go for 60% at a private lender rate, but worth a shot! 

If you go beyond that, you have released the appraisal contingency.Is going back to the Seller to ask for a "meeting in the middle" price point not an option?

The wife is currently working with charities/governement programs to help them with the rent but there is no update yet.As of right now, the husband still has not been released from prison. 

He states our best bet is to try to work with him.What hurts the most is that he would not release the names of the HVAC people so we can discuss with them directly finishing the work.

https://news.gov.bc.ca/release...This is still pretty fresh news with the new BC tenancy changes that came into effect on July 1 2021.I am new to being a landlord and this news does make things a little harder if you have a troublesome tenant.I am wondering what other investors who own in British Columbia think about the changes and will it affect your decisions to do long-term renters vs STR?

The hard money lender will probably place you on a "Draw" which he will release the money as the flip progresses. 

If he moves, you are required to make best effort to release the property.