It's also better for flooding and water quality if we keep our floodplains open. 

We will either refinance or open a HELOC to facilitate future deals.

The door... not at all.Generally speaking, a deck is added for enjoyment and not value as the cost to build (especially if opening up a wall) outweighs the added value.

You could also see if your buddy would be open to joining you in fixing the house up and selling it together ARV and splitting the profit.

You'll have more options if you a trying to BRRRR since that will allow you to create equity and refinance out a private lender quickly.Small multi family: This would open up the doors to house hacking and allow you to get owner occupied financing which will require much less down when compared to a non-owner occupied.

Prohibition on distribution or sale of mailing or telephone number lists — Penalty. (1) Except as provided in subsections (2),Subsection (2)  "...this section does not prevent an individual from compiling a mailing list or a telephone number list by examination or copying of public records, original documents or applications which are otherwise open to public inspection."

Also, it leaves the door open for you moving "up" to an owner occupied 2-unit down the road.

Do they open up a new account for us and send us statements and cash flow monthly or just take our current accounts over/get access to our current banking systems?

LLC or open new LLC?

For me, I keep lunch spots open to meet with people wanting to do business with me including potential clients, mortgage brokers, title reps, insurance agents and financial planners.