Be willing to give up your evenings and weekends to get this done.   Give

Once divorce is done give it a few months.

Some do negative DSCR but the rates are terrible. 

I'd prefer a local to take it over once the legal work is done. Give

Yes, following up on what Account Closed wrote above, usually the city/county inspectors will tell you about the code requirements, and they will be the ones inspecting the work after it's done. Give

Stop believing all the stories and hype about contractors, as most are hard working, honest people, that do their best to get the job done, give good customer service and set themselves up for repeat business. 

I personally don't do Neg cash flow.

I've received quotes from a broker for Safeco, Travelers, or Donegal.

I've never done gator lending, so YMMV.

Maybe when you are done, give it to them.