The crash caused significant structural damage, and the driver fled the scene, later reporting the vehicle stolen.

Now those are forbidden here and code calls for 16D common or those structural hex screws you mention.

The fee structure is so brutal on the client side it makes a lot of sense from the client perspective and you can take advantage of some free marketing. 

How would you structure this deal to make it work for a single family home build?

For many of us, our cost structure would be higher than yours (vacancy, turnover, maintenance, cap ex) over the long term.

You will be forced to solve problems and get scrappy which will carry through all the next phases.Then, I would see if I could possibly start with an addition, garage build or other small and simple structure for your first ground up -- I started with a 250 sqft master suite addition.

My HOA pays for everything related to the structure and my cash flow is $200 after HOA dues so I only tend to keep 2 months of rent in reserves per unit + the tenant deposit

From the top of my head - mildew, moisture buildup, dust, structural cracks...

Was it the really nice report structure and font?

That is how I have structured it so that I don’t have a ton of my own money into the deals.