My mom barely lives off the income from her properties that she worked her butt off to obtain over ~30 years.

Although we weren’t changing the exterior, we were asked to provide a survey of our property, elevation drawings, stamped FAR calculations, and sat in front of the city councils to obtain an approval (the special permit).

There is also a lot of space in the hallway that can be used; however, I need to obtain the approval of all other residents since that space is shared.

It is good practice to obtain the L&I affidavit of continuous use from the seller as this can sometimes improve the chances of securing the rental license even if more than 3 years has lapsed.To demonstrate the uncertainty of L&I when rental licenses have lapsed for more than 3 consecutive years I will share a recent transaction of mine. 

You are not going to find cheap, easily obtainable, and efficient.

With that being said I'm looking for an investment friendly lender to obtain a 300k construction loan and I have about 150k in cash right now.

The buyers have reported that they are unable to obtain financing since the duplex (built in 1907) is located in an area that is zoned for single family homes (Toledo zoning was established much later).

Within the last 4 years, her husband obtained a City Fheps voucher and HRA shelter allowance payments. 

When it comes to refinance, you either will have to secure the appropriate zoning or obtain a special use permit to comply with local ordinances.

We have been working with them and so far, they appear to be the easiest & quickest to obtain funding from.