Im looking for some guidance or a mentor that has done this that could help me layout a game plan on next steps. 

All the while, they’ve been delaying because “contractors plans aren’t clear for ARV” ... even though I’ve sent layout, and drawings and contract with the contractor.

For example a 3 bedroom home could be a four bedroom if the layout was altered.

It’s overall footprint and layout is almost identical to my house which was built in 1900.

I think East Nashville trends would support the SFR...IF it was a SFR before and was converted to a quad, so the flow and layout COULD make sense again as I'm sure it did before.  

You should have 100K or more in equity to protect before it makes sense to spend that money - compare that with how much you spend in annual insurance for the same property/equity under the same FEAR principle (False Evidence Appearing Real... or what if's).Since I visited Holiday Inn often, here is an Asset Protection Decision Diagram - to help assess the need for asset protection, and what to implement : https://www.biggerpockets.com/files/user/CosIorg/file/asset-protection-decision-diagram And an Asset Protection Onion Diagram - what, when and at what cost one should implement in terms of asset protection:  https://www.biggerpockets.com/files/user/CosIorg/file/asset-protection-onion-diagram-v2And how a fully implemented asset protection layout might look. - https://www.biggerpockets.com/files/user/CosIorg/file/asset-protection-structuresBonus: What is needed for a complete asset protection OR the domains that need to be intersected to find asset protection. - https://www.biggerpockets.com/files/user/CosIorg/file/asset-protection-spectrum-diagramAnd if all that didn't get you utterly confused, let me add to it - since AssPro is not cheap, I spent numerous hours researching from multiple sources the whole LLC question and asset protection matter and all the rabbit holes it opens.

Cheers I would lay out the general risk for the typical asset class :1. most problem with any asset class is fair valuation2. general interest rate risk3. local market risk4. owner risk5. loan assumption risk6. change in the market riskSo in theory, the safest asset would be the asset that's backed with physical asset that the valuation itself is fair per FMV,you dont want to give note to house where the value is everywhere, this happen a lot in office sector for example.Interest rate risk is you don't want to be paid 3% while the Fed rate is 6%Local market risk, you dont want to invest in location where inventory is rising and home price is going down Owner risk, their capacity to pay the debt.Loan assumption, the lower LTV, the better it is.Basically you have to be as good as Bank's underwriter when they write a note.

You need to clearly lay out exactly how you assist an investor to have a positive experience.

Estimating things like cabinets and countertops, flooring, roofing, etc are really easy to determine the $/Sf, but the real killers are stuff like bringing underground or overhead utilities into the property, the type of foundation and how much excavation is required, and making sure your units have a very efficient layout for framing to minimize material waste and the degree of difficulty for the carpenters and other tradesmen.

But when you are sifting through Airbnb every condo looks exactly the same, with the same finishes, layout, and amenities.