He hasn't even started demo and said he can't without the permit.

Things like demo and whatever is happening first.

I have a very dedicated team for Demo work and cleanup as this is our strong suit.

Odds are, your investor client has already read 5 books on exactly those subjects, so that's all a giant waste of time.Yin and Yang.

Did some of the demo and finish work.

So here's the (abridged) story so far...Facts:Purchased Two Family in Belmar in April (Two Single Family Homes on One Lot) Using 203k loan with both homes needing "Gut Job"Confirmed Legal Two Family with Tax, Agent, Closing Attorney, and Seller DisclosureHired 203k Consultant (formal written agreement) to prepare a formal Scope of Work for Project with GC leveraging and singing offThe homes had indications of structural issues (through inspection pre-purchase) and all parties were aware before closingUltimately had to hire Architects with PE in-house to draw plans to repair structures using concrete slabsCalled Local Building Inspector and told him the profile of the multifamily homes and that we found major additional issues when demo-ing | He said he would look to only make sure they were up to current code.Spoke again before we submitted permits to tell him about the project and he seemed "fine" as long as it was up to code and just a repair with no foundational footprint change | No exterior walls are being moved, sq. foot remains unchanged, no floors added.The loan is FHA 203k so one of the units will be a primary residence (actually the back unit)Permits were submitted almost two weeks ago with only simple questions returned so far from zoning (the first step in Belmar)Issue:PE told me that he was surprised that town was allowing me to due to a rehab of this size considering the two-family structure has the "backyard" style home which they apparently no longer like.

Sounds like what you need is to demo the plaster and lathe and then install, finish and paint sheetrock.

Please see below what I found when looking up the building.1274322205/03/2019CLOSEDDEMO COURT1269773401/09/2019CLOSEDDEMO COURT1234366810/11/2018CLOSEDDEMO COURT1231359108/22/2017CLOSEDCHECKLIST INSPECTION1169069110/30/2015CLOSEDCHECKLIST INSPECTION1141934201/13/2015FAILEDPLUMBING COMPLAINT INSPECTION1136116311/14/2014FAILEDCONSERVATION COMPLAINT INSPECT1136111311/12/2014FAILEDCONSERVATION COMPLAINT INSPECTI see that the building was in Demo court but those were closed. 

Another attorney interpreted the substantial remodel as the Ellis Act where you'd have to demo everything to dust, rebuild it AND give old tenants first right of refusal.

@Alex Black Feel your pain...finding myself in a somewhat similar situation now with student housing in PA...in my case renovation that took too long and a will be nice house which currently look as if it was vandalized...demo just over and school start next week...hope to get it rented for spring semester.I would do what @Patricia Steiner recommended...but advertised it by room as well...not familiar with the university you are operating in but there are usually last minute transfers...graduate students that return from fellowships or research abroad...international students which many time have harder time to secure places due to lack of credit and such...all these tenants usually look solo...if you can give the option of renting it furnished then even better.I would also not let the PM handle all the advertising...I am putting the ads with my contact on Places4Students...Perchn and Craigslist...the 2 first sites are specific for student housing...heard also on Uloop...then when I get an inquiry I forward it to PM and follow up with them to make sure prospective tenant was contacted.I also agree @Costin I. above that the responsibility is all ours as investors...I would not run after the PM for every little things...but I would put myself a reminder to ask for copies of the leases by Mid-March and nag the PM until I get them...Even that doesn't always work...I was calling both PM and contractor on an almost bi-weekly basis and still didn't manage to make them move fast enough...and high on my TDL is to look for an alternative management when renovation is done.Good luck