Originally posted by @Felipe Lehn de Carvalho:Hi,I'd like have an idea of average cost per square footage as far as a 1) light cosmetic fix, 2) full renovations and also 3) gut renovations in the San Francisco Bay Area...Thank you,Felipe Such metrics unfortunately do not exist.

And hard money in the 7% - 8% range do exist, but they're only available to those with good experience and credit.

The existing lease needs to be terminated before any deposit is returned.

Example:Lending to owner occupied homeowners is very complicated and risky with state and federal regulations.

Obviously, as I am not an attorney, please ensure if there is a certain state specific regulation that would prevent such a transaction.Stephen

You might want to call the Montana Board of Realty Regulation.

Is the tenant rent regulated or free market?

They also understand the rental business here and will help to just transition the existing service so your renters in-place are not affected. 

Otherwise, you’ll have to honor the existing lease and it’s unlikely you’d be able to get the problem tenant out without a fight. 

I think my main goal at this point is not squandering a good opportunity (if one exists outside of keeping our properties).