2 former tenants whom i evicted, and have been caught stealing from my property, come to visit, and often stay overnight at his mothers apartment, also my building, but in a different town.

RR ties can be very heavy.

Happy to make an intro to the CS Outsource answering service team that does our late-night support.They help with 24/7 emergency support, overnight coverage, troubleshooting issues, dispatching approved vendors & local staff, tracking and managing maintenance work orders, and other back-office tasks.

This lender was documentation heavy and very detailed on underwriting.

@Ye Tun AungTypically, formation of a business entity is in the realm of attorney work, and though some CPAs will handle it, it probably falls under the "unauthorized practice of law," at least in CA, which carries possible heavy penalties with it. 

For example if this is your first flip they likely wouldn't be lending for a heavy rehab project, conversion project, or ground up construction projects.

Is this a building you see yourself owning for an extended period of time and/or if you were to sell the building will there be a satisfactory return on the heavy lift capex  investment that's necessary?

They could not even find the root cause of the leaks we had the last few months (when there was heavy rain). 

this is a toughie. hard money specifically is equity-driven, meaning they'll likely want 40%+ down to even entertain the deal. additionally, land without improvements is often very inexpensive (relative to land with improvements), usually pushing below a threshold which makes sense for a hard money lender. if you're not intending to build right away, then i think you'll have the best luck with private money instead of hard money. usually higher leverages than hard money, and more negotiable terms.if you are intending to build on it pretty right away, a ground-up construction loan could work, but those will typically require some ground-up construction experience (on title on other ground-up deals), or an extensive portfolio of heavy rehabs/ rentals/ strong liquidity. those will give you acquisition monies (to buy the land) and build monies (to build the improvements).

One thing I discovered recently is they make heavy use of the Schedule E from your tax return, so if you clean up your Schedule E (eg by minimizing repairs and maximizing CapEx and accelerated depreciation), you should be in much better shape.