For their health (and our liability risk) I am going to tell them they are required to move out for the duration of the remediation.  

My lease doesn't allow the to sublet the lease and runs for the duration of the option period.  

Your target investor would be someone with lower yield requirements given the duration.  

To follow the example: give your two tenants SASEs for the duration of the tenancy.

But if the more expensive GC will get the job done in 2 months instead of 3 months and that's to that the duration is the deal will be 5 months instead of 6 months look what will happen.

This includes but is not limited to researching vacancy rates and duration in the vicinity, checking crime rates, verifying rents, performing comps, tax rates, etc, and the list goes on.  

That means your paying about $1370-1825 for the PMI, assuming that your loan allows it to be dropped at 80%LTV and the PMI is not a fixed duration.  

What is the duration of your loans?

The goal would be to get 4-5 or more built on contiguous lots, have them going for a year or two then finance into a HUD multi family non recourse loan - either keep the property for the duration of the rate term or keep another year or two after that and hopefully spin off to a retail investor as the note would be assumable at that point.Thats how I have it drawn up in my mind.  

I believe after review of the comps, I can put a much BETTER product on the market.Comps$590,000 or $275.6/SqFt - 6380 Surfside Way 3/2 2141/SqFt$430,000 or $260.4/SqFt - 661 Benham Way 3/2 1701/SqFt5 Month Project Duration - 2.5 Month Rehab / 2.5 Month SaleARV = $595,000 or $275/SqFt@  4/2 2163 SqFtRehab = $180,000Fixed Cost (Sales Com, Sales Closing cost, NON cash outlay)$39,885Cash Outlay ( Buying Closing Cost, Monthly Loan payments,Utilities, Etc)$20,962Purchase Price = $261,000595000 - 180000 - 60847 - 261000 =Profit =$93153Note**** that there are TWO loans in place here.