When you go to sell, Montvale requires a certificate of occupancy so this issue has to be resolved in advance of a sale.Although I am not a lender, I assume you will not be approved for an owner-occupied mortgage on 5-units if it is a legal 4-unit without some type of mortgage fraud whether in reported rents, units, or another legal document or representation (very very large issue from a legal perspective with multiple arrests in the last year for anyone playing fast and loose).As far as the DCA, I would recommend coordinating your work with the city with the DCA.

IF they ignore you, file for eviction fast.

If your local market is very active and homes are selling fast, you may be able to get by with doing less.Your Home’s Condition: If your home is vacant or has a unique layout, using a professional stager who can bring in the right furniture and accessories may help buyers truly visualize its full potential.Your Budget: Talk to your agent to get an idea of staging costs in your area, as it can be the difference between your house selling and sitting.

And you'd be shocked at how fast things grow back. measured in days not weeks or months if has moisture. 

I make less than syndications but have a lot less risk, more flexibility to add money at anytime or withdraw some cash etc. and even now during Covid19 while my friends who are in syndications are not getting paid, I am still receiving the checks and the CEO/Fund manager responds to texts and emails very fast, v=bc cause he also does trainings and his process is very transparent. 

They usually have a step down on that penalty like 3% year one, 2% year two, 1% year three and so on and so forth.So if you are buying a deal with the intention of rapidly increasing it's value in less than 24 months in order to refinance it and pull your cash out, you might want to go with a credit union for the acquisition financing because FCUs are barred from charging pre payment penalties.I could talk about this for hours about all the nuances but my fingers don't type that fast lol

It is hard to really implement the “fail forward and fast” type of mentality, but when you do, you are off to the races. 

How fast do you want to scale?

Appraisals came back fast.

And Vancouver Island BC is super fast almost as fast as the Riata pine in New zeeland.