Originally demolition of the unit and rebuilding as an office would run me over $30,000.

In CA in a high risk wildfire area we had to put in fire / smoke sprinkler system in a house rebuild...the water line to the house was not large enough to support the sprinkler system, so it too had to be upgraded from the street, which the water company did not want to do as they were in a water conservation status, but they did when the BI told them the new rule. 

[5] Will the residents store undesirable greasy/oily things in them (such as parts from the engine they pulled from their cousins truck and intend to rebuild--for 3 years and never do--then move leaving you with a huge greasy/oily mess)?

The insurance adjusted (IA) mentioned, it will have to be re-constructed along with adjacent townhomes as well (total 2 rebuilds and 1 partial rebuild).

Rebuilding it with any code would save energy.

I know how much each apt can rent and I know each expense.Not only do I know that, I also can very much PREDICT the rental increases and the Expense increases.I have a saying, if you can PREDICT it, you can PROFIT from it.But if you can't predict it, you are shooting blindly in the dark.One of the things about NYC that I absolutely do is examine the major Real Estate Projects in a target area.If there are not at least 3 positive developments, for instance, in the Clinton Hill area where I invested in the above example, there were: 1) Barclay's Stadium and a LOT of other planned buildings called Atlantic Yards2) The rebuilding of the World Trade centers which would have thousands of high paid employees within reach of Clinton Hill3) The Navy Yard, which expanded with billions of investments, including Steiner Movie Studios and a whole bunch of other businessesPLUS A LOT MORE.Then there were the replacement of "poor" stores, like Dollar Stores and others of that nature with Artistic Coffee shops, eventually Starbucks opened.There are so many clues that help you that it is soooooo surprising how I keep hearing from people that you can't predict the future... and yet it slaps you in the face and they still think you can't predict it.I try to tell people that even a squirrel understands how to predict the future otherwise he would starve to death by the time the winter comes and he never buried his nuts where he can get to it!

Will be looking for partners and investors when the timing is right to develop after we begin to re-build the economy post COVID-19. 

Good luck Beth, this looks eerily similar to a living room we did a full gut and rebuild on last summer. 

I haven't posted here in a while as ive just been working to save money and make strides in rebuilding credit to leverage for scale in the future.

I am a GC and I use xactimate for my supplements and figuring remodels and re builds.