I can't seem to find any free options that will work for someone without a primary address in the US. 

Folks,I am negotiating an owner-operated restaurant lease and tenant agrees to a personal guarantee for the initial lease term of five years but rejects a guarantee for the two options (five year each).

Try to narrow down your options to the top 3-4.

@Choon Yee DeeRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

If anyone has any good leads on businesses they recommend for the fence (temp fence with windscreen bc its Chicago, sandbags) and porta-potty, please feel free to share your sources.

The cost of land generally includes the cost of clearing, grading, planting, and landscaping.Land preparation costs, such as landscaping are depreciable Certain improvements made directly to land or added to it (such as shrubbery, fences, roads, sidewalks, and bridges) are generally depreciated over 15 yearsKeep in mind that depreciable rental property costs with a useful life of 20 year or less may be eligible for bonus depreciation.I don’t think the sources that you found are accurate since some of the improvements you mentioned can be depreciated and over a shorter period of time.

Traditional refinancing and selling has proven challenging, so I’m considering more creative options, such as private lending or partnership arrangements.Questions for the Community:Have any of you dealt with a similar situation? 

Hi BP Fam! I just wanted to post and introduce myself. My name is Ryan Montes, and I am a branch manager with Change Home Mortgage, based out of Anaheim Hills, CA. I have been a part of the BP community for years and ...

Guessing none of your options are going to be cheap!

As for other potential challenges, keeping the layout consistent and dealing with any uneven subflooring might be things to watch out for.I've had a similar experience with a project like this, and I found that using this comparison site really helped me find affordable service options.