I want to present this opportunity to those type of companies direct but im not confident in my agent or other commercial agents in my small town ability and experience to intelligently and aggresively market this space to these type of retailers for a redevlopment opportunity to purchase my property...Any suggestions are greatly appreciated!

This is one nuance to fha 203k that you must have 2.25% equity, aka what we explained above, prior to starting the 203k rehab loan.Like I also mentioned the equity could be there or you could bring in cash to pay down the current loan to 97.75% or 97,750 in this example as well to artificially create the equity position.The reason you may want to go with 203k is because you can still borrow up to 96.5% of the after repair value on a fourplex while on home style renovation financing your LTV or max loan amount is a lot lower 85 duplex down to 75% with a fourplex as an owner occupant.However having a lower LTV could be seen as forced discipline to make sure you don’t over leverage yourself as well.

I have to check with him but this guy in my business group is super intelligent, wouldn't be surprised if he new how to take advantage from the tax code for business owners and re investors.

I know that my intelligence allows me to work smarter, not harder.

Low cap rate, low CoC return, expenses seem artificially low (5% management?)

Houses were in possession of banks artificially lowering supply. 

So vetting them by seeing some of their current similar work is intelligent too.

This difference in cash flow is artificial as you have higher debt or you've put more of your money into the deal to make the cash flow higher.Also if you are talking years to pay back $3300, it means you don't have a lot of money in reserves-what if something happens to either your house or the rental-do you have to borrow money to fix it? 

You may refinance to get your money back after but the process will not allow time for conventional lendingThe starting bid is artificially low to spur bidding. virtually every auction will have a reserve price and often houses that dont meet reserve will be put to auction several time before a actual sale.Many of these houses are in default due to money hardships which will also generally mean deferred maintenance and possibly worse. 

Every market (country) is different and you will need good on-the-ground intelligence from someone who invests in your chosen market.