I hope you are able to find a local CPA that will be able to easily address your unique situation.

Your situation is unique which is why no one can tell you what you should do. 

With flipping, your deal doesn't have to be as good because you don't have to take your money off the table before the rehab begins.

Because pipe was missing and being rushed because we had to get to closing table I missed the fact that we couldn’t check radiators upstairs to make sure leaks had been fixed because there was no pipe forcing steam.. big rookie mistake . 

If you are refinancing a single-family, you have to be at 80/20, however if you can do 75/25 your rate may be better.Only Duplex, Triplex, Fourplex, you have to have 25% equity in the property so depending on how much equity you have after rehabs, you may need to bring some money to the table. 

Could anyone clarify the following from Note 1 under the table in the picture: What does "eligible for delivery" mean?

We were sitting at the closing table on the 180th day with the city and state approvals being faxed in. 

I am an investor based in Montreal, Canada and I have a rather unique property under contract in New York on Lake Champlain that I’m looking at turning into a private wedding/events venue. 

He also offered to pay a guy under the table to do the work and I declined.

Occasionally, you may find a deal where the value-add investor doesn't fully understand the market rents, and left some on the table to capitalize on, but generally that is not the case.You referenced the BRRRR method, but going with a turnkey property, you are taking out the "Rehab" from BRRRR and without that step, it typically doesn't work.