These lenders also tend to understand the position you are in as a borrower and will work with you when issues arise and trust me, if you are involved with enough rehab/ construction projects issues will arise. 

This means your combined hours must exceed 100 hours, and together, you must participate more than anyone else involved with the property.

Not to be cynical, but if it involves a long story in several paragraphs (Hint: like you wrote above.), it’s probably a consumer-purpose loan.

I'll send you a DM as well but wanted to connect as I'm very involved in the multifamily market for small(2-4 unit) and midsize(small apartment complexes) in the Pensacola area as both a real estate agent and as an investor. 

I believe the city council or something needs to be involved, it’s an involved process, I would assume it’s a single family & go off that, the fact that it’s been illegally converted to a multi family is not a factor in the success or failure of trying to get it zoned as a multi.

I see it as additional paperwork, and a lot of wasted money (unless you were an attorney involved).

So, I am looking for individuals who are willing to involve me in their process.

With the homeowner involved it gets a LOT more complicated on the legal, financial, emotional front and you’re dealing with someone whose mindset as to risk is a lot different than the professional investor.  

In your case maybe multiple properties if you want to be even more diverse. 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.