Could your portfolio survive a hit like that?

If the property was converted to multi-family after to adoption of the new UDC, you can request a variance/special exception via the Board of Adjustment or you can request a zoning change, which goes through the Zoning Board and ultimately has to be voted on by the City Council.  

Most teenagers "hate" their parent at some point, but ultimately the parent's got to parent and the landlord's got to landlord.

I made a few calls to different tow companies, and ultimately needed to find a company with a salvage license.  

If the property has to go thru probate (in some states not necessary with a surviving spouse) the wife can’t sign on behalf of the husband’s 1/2.  

My ultimate question is how do lenders (HML in my case) appraise situations like this?

Ultimately I would expect it to be through the life of the deal.

I know this may not be the answer most people agree with but...If ultimately only YOU are putting money in the deal and your 'partner' has no skin in the game, in the sense of MONEY/RISK.. then you shouldn't split profits at all.You should PAY HIM for handling the rehab.

My ultimate goal is to buy and hold rental units and continue to increase my portfolio over time resulting in an impressive real estate empire i can pass down to my children.

When the crash hit we were in a great position to survive it.