If you were to get zoning approval then your next step is to go through the subdivision process which involves a survey a plat and going through the administrative procedures to get it approved and recorded.

The non-construction costs are:1) Insurance deductible2) Private adjuster fee3) Project administration fee (HOA property manager)Is there a rule-of-thumb as to which of these costs should be shouldered by the HOA vs. the 2 owners who own the units part of the fire claim?

With a new mayor and administration getting settled in, I would suspect not much will be happening soon. 

With that said, here are your options:FHA 203(k) Loan: This is another type of renovation loan, similar to the HomeStyle and CHOICE loans, but it's backed by the Federal Housing Administration (FHA).

As for the business plan and setting up the business structure, I have a degree in Business Administration and accounting, I got that part.

In my 20's I wanted to house flip but this was before it was popular and being female, I didn't have the support at the time (dating myself here) so I ending up doing business administration for the past 20+ years.

For example, some programs may specifically target first-time homebuyers, veterans, or individuals purchasing in certain designated areas.Federal Programs:Some federal programs, like FHA (Federal Housing Administration) loans, have guidelines for low down payments.

Smaller loans generally will have high percentage rates and fees because the administrative work is the same for a larger loan balance.

It wasn't until after I reported the fire, that the "Third Party Administrator's" adjuster contacted me and was the 1st thing he pointed out. 

Its an administrative thing..