Ultimately, the property is currently on the market and turned out much better than we could ever imagine.

I have found that nobody care as much as I do about maximizing the property for parking and retain space or what ever I may be building.

If so have you ever ran in to a surprise lien?   

Maybe you won't be able to scale as quickly by keeping it, but its one of those things that you may not ever be able to get again.  

Thanks for the reply.I definitely feel like my estimates are on the high-side, but I'm trying to be ULTRA conservative when it comes to estimates only because it's my first ever project. 

I think the trick is for you, that there is not really a good lease I've ever seen in Texas for renting part of a house. 

Given the age of the structure and your not sure how long ago if ever it was exposed, id do a complete tear off.

Or if you ever want to cut back on buying, you can sit a project or two out while the others take it on and then jump back in with them on the next one.

To get a visual, is a basement dirt floor, no entry, but private; 1st floor kitchen & living room, however they just threw a stove & frig, in a room, so, I would have to put in an actual kitchen; 3rd floor 2 bedrooms & full bath (its nasty and needs a full gut), 4th Floor is an attic that is like a full floor so it's a nice perk to store stuff; but the condition is beyond what I can describe...it's like you owned a building for 50 years and you did no renovation EVER and that's the condition. 

Hi, Came across this lender: http://www.atlasfinancialllc.com/Wanted to know if anyone has ever heard of them or used them?