The town itself has a decent and growing population but other, larger towns around it dominate the commercial space.My gut was telling me residential rehab would be best, but I know nothing about the demand and permanency of commercial tenants.

I recommend getting permanent financing now.

At some point if you are a property collector you will get to the point that it is near impossible to get add'l mortgages with permanent financing.  

If the shed must follow zoning, match the property, etc. then it will likely become a capital improvement and is permanent.

., cabinets, windows, HVAC, permanent flooring, exterior painting, etc) or the Seller is shifting O&M into cap ex.  

Personally I would pex all water lines and change any metal drain lines in the WHOLE hose before covering anything permanently,,,as well as upgrade what wiring is accessibleAnd dont forget to upgrade the windows first if needed

@Brent Coombs dont fha loans have permanent PMI?

I believe you can have up to $35k of rehab.https://www.fanniemae.com/content/fact_sheet/homestyle-renovation-factsheet.pdfSome smaller local banks and credit unions will do these as well, variously calling them portfolio, in-house, commercial, or construction loans.You can also borrow from a hard money lender, then refinance into a permanent conventional loan after the rehab is complete.

You have to know where the file is at with the bank.Is it in the foreclosure department,short sale department,customer service,collections,or loss mitigation.If the loan is owned by a small bank they tend to do workouts differently than the large ones.Options will depend on if it is Fannie Mae or Freddie Mac backed or it's a conventional loan.The process of lease optioning back to him is not allowed anymore and these are strategies investors use to use along with assignments and other things.The banks after short sales have grown in the last few years have systematized everything instead of flying by the seat of their pants on each file which is how we did them 3 to 5 years ago.It used to be a person in the loss mit department that would handle all the short sale files as the others didn't really know how to do them.As files grew the banks started up whole departments and hired file originators who were laid off from the loan origination side and moved to the loan default side.The banks have riders on all these types of strategies now where you would be committing fraud if you employed them.Once they enact a rule with addendums you have to find a new way to do deals and change strategies.If this person has recovered then their best best is to go after a loan modification especially if they want to hold onto the property.I am seeing permanent loan mods where the lender will put back payments into the loan.ExampleLoan is 140,000With back payments,penalties,interest,attorneys fees etc. now 150,000 is owed.Interest rate was 5% but now has adjusted to 8%They will adjust rate down to 2% for first 3 years,then 3% for 3 years, and so on and when they hit 5% keep that rate for the remainder of the new structures loan.The borrower might have to bring a few K to pay reinstatement fees and as not all back escrows and payments can be put into the new loan amount.The lender would rather do this than foreclose and take a big loss.The 3 month trial plans are easy to qualify for but the permanent restructures I mentioned are harder to get approved.If they deny the borrower for the first loan mod then they can ask for another.Many servicers can offer 2 to 3 different types of loan mod plans depending on the situation.Why would a servicer do this??

Their father had passed away recently and the mother was sent to a permanent nursing home.