The good thing is that you are probably going to have the same access to material pricing that the level of contractor this job would warrant has.

Any experience levels are encouraged

I know I should meet with local people but I'd like to get my level one research straight before I waste someone's time doing Level 2 research. 

For your 6k per 4 unit capex what is the upgrade level and size of your property?  

I would reach out to the tenant and notify them that you plan to increase the rent to market levels and ask if they'd be interested in signing a one-year lease at that rate.

so when I find that first deal I can pull the trigger properly.Getting started is tough since the barrier to entry is high, and the level of the market.Ideally I'll let to partner, JV on multi-family (duplex or triplex, commercial units.

Upper level has been rented out until next March; lower level unit will be available at the end of May. 

I like that CapEx and reserves are set to a conservative level.

I think that's conservative......If you are a note or REO buyer - what level of price inflation are you seeing in your market?

Completely depends on Location, size and level of finish - if it's in a "W" town near Boston or good school area you will be a lot higher than to would in other areas.