They pretty much take you by the hand and walk you through the deal.

. - You can go it the more heavy handed way and you will likley be able to file for an emergency eviction becuase your property is being destroyed, to do this you should take photos of the damages during your walk-through. 

Happy to walk you through how we operate daily for our clients!

I recently walked an off market deal in a location I'm very familiar with.

Rugs will help, but I'd start by going over and having someone you know walk around upstairs to see how loud it is downstairs. 

If you're looking for a reputable builder you could simply walk into a new construction house/open-house and ask the agent to connect you with the builder - I'm sure they would love to bring a project to their client (the builder/seller). 

those numbers don't work if you need design help I'd rework the Floorplans to smaller and higher rents to lower construction costs. 2.1 million for 12 units is crazy. we build at about 100k per door hard cost. suburban walk up style apartments fully leased up with land go for $155k a door over 100 units in columbus ohio. so if you work backwards take the equity and land out our pricing is right in line for build cost and that's with profit to investors.

If your budget will allow for a purchase of $400k or more, a single-family house within walking distance of the beach will likely yield higher return and a larger runway for appreciation.  4-bedroom channel homes in the popular Cherry Grove section of North Myrtle Beach go for around $600-$800k. 

I am going to flip location of my tub to where shower is and a new walk-in shower where tub is.

You're likely walking into a property with zero or negative equity.