Often for free.

Is it best to approach an architect or a land developer for what I am proposing?

Looking my insurance policy it mentions that I can opt for settlement under Actual Cash Value vs Replacement Cost. 

@Richard Benjamin WilhiteSince you inherited the land, I believe your cost basis is typically the land's fair market value at the time of inheritance. 

However, I still struggle to understand the art of estimating rehab costs. 

Either way, run your proposed solution through an attorney. 

so closing costs by themselves could easily be $12-15K. 

@Yamil NafRaising $160,000 for your short-term rental (STR) venture is a great goal, and there are several ways to structure the deal to minimize your upfront costs while attracting investors.

For residential multifamily properties (1 - 4 units), can you use a home warranty to take care of the repair costs associated with rentals?

I am doing my best to accommodate and fix the insulation as well as see if there are programs in place to lower the cost. however i want to be firm with tenant as they are not compliant with paying rent because of the cost of the utilities.