People were falling over crazy to buy anything and driving prices up.

Do you look up competitor rates?

Why give up a couple percent?

Willing to give up nights and weekends with your family? 

Having to “disclose” the work in the flip basically is mandating doing something that helps the buyer recognize the scope of the change which justifies the mark up.  

I was going through the rent control laws ( I know, should have done that before purchasing the property ), and a section stands out. https://ecode360.com/30526708#42037155Based on what I can read, the rent control chapter doesn't apply to: Dwellings of three and four units, at least one of which is occupied by one or more of the owners thereof.My understanding is that rent control doesn't apply to owner-occupied multi-units. 

@Brenden Stadelman in general legit lenders do not ask for maney up front other than for an appraisal.

If you're $400 below market rate I'd give them chance to "catch up".

I would look at multifamily meet ups in the area to start.

I've found many properties with title issues wind up with unpaid property taxes so checking on delinquent taxes, tax deed sales and lands available for taxes might help you identify some.