My gut says family law? 

Dan,we buy SFR properties that usually require gut rehabs.

It will need a full-gut rehab.

Here’s my takeThere’s obviously a big difference in “unexpected” expenses between a property in which just had a gut renovation including roof, all operating systems, siding, etc., and a older property that someone slapped a coat of paint on.  

Even if I get her to sign, I really doubt she has kept records of my specific transactions, and my gut tells me she would lie if the state called her up and asked her. 

I plan to gut renovate an entire multi-family property.

Then we came in and gutted it and rehabbed it.

Did the current owner gut a unit requiring any new work done to be up to current code?

Credit Unions can be great but you're at the mercy of their individual guidlelines and old school Underwriting "gut checks".We(Lower.com), offer HELOCs on investment properties and 2nd homes, we go off of the "Agency Definition" of a 2nd home which is "occupied for some portion of the year".

Make a decision, gut decision and go with it and don't look back.