with commish and holding cost 170k becomes less than 100k.its OK nothing to right home about and I bet hard to wholesale to a builder.Buddy Holmes  if your not in the ARB ( New St. is)  permits 45 Days total cost 5k  plus cost of architect plans.. its builder dream there..

After doing a little more research it seems that portfolio lenders are my best bet for my situation at this point.I am new to all this, can anyone tell me how I can find portfolio lenders in my area and how can I distinguish between a regular lender and portfolio?

For one year spend time-frame, I would do one of two things....Put it in a savings account (safest bet)orIf you currently work at a place that has a 401(k) with a match, then max out the 401(k) contributions.  

Otherwise I bet she could point you to someone.

I guess the bottom line is I'm placing my bets that they will continue to grow to the point where their revenue will exceed their operating costs.From what I'm seeing Rich Uncles, Realty Mogul and Fundrise only offer REITs to non-accredited investors.

Or is my best bet to install an individual unit for each floor? 

local banks are your best bet for LOC on rental property.  

Your best bet is to go downtown take a number and meet with a planner, plug your meter for MAX hours and take a good book!

The triplex max loan amount before it becomes a jumbo loan is $984,525 dependent on your county.Most lenders also have a stipulation of at least 20% - 25% down on conventional loans on multi family properties.For a low down payment your best bet is going FHA and keeping the loan under $984,525 as long as you intend to owner occupy.

Front patio, covered entry with columns , Windows where the garage was , relocate driveway to the side of the house and erect a rear garage , add brick facing and or hardy plank Larger Windows but now I've spent a load and haven't even tackled the interior.My question is how far to go what are the best bang for the buck renovations although I understand the basics i.e.