Christopher, for a large investment like the one you're contemplating, I'd recommending going to Michael Blanc's site themichaelblanc.com and paying for his apartment building calculator.  

Hi, I am currently in need of a new cooking range, and I am contemplating upgrading all appliances: range, refrigerator, microwave, dishwasher (they are all just over 10 years old - as old as the house itself).

The reason I had for framing the opening in the cistern is liability of a child somehow falling into the cistern if I left it open I had contemplated removing the whole thing but that would be to expensive so that's the reason for that .

I have contemplated buying into PM;s since 2012 when that market started its decline.

Just in case the mortgage does not go through for some reason or the other.If you know other flippers who do more or less the same as what you are contemplating, it can never hurt to ask them for a recommendation on which HML they found to be good to work with.Best of luck with your endeavors.

I'm acutally contemplating buying a MF and moving into it. 

I am contemplating putting a prefab home on there, but would like to get some quotes on on-site construction.

I am currently contemplating participating in a class action suit against Mike Bishop et al.

Either way, we are contemplating on all your suggestions and see how we can move forward.

If you are contemplating financing, your lender would likely want you to do a phase 2 and might escrow the estimated costs of the cleanup so that you might have to pay for it out-of-pocket.