Making some unknown assumptions here - lets say 15x15 MBR, another 10x10 bathroom, 5x10 laundry = 375 SF. $60k/375 = $160/sf construction costs.

My remodel money estimate was assuming bringing bathrooms to rental level, not retail polished level.

The difference in equity is a lot to you, but depending on how the capital structure of the lender looks, it's just not worth the extra work to maximize this deal.That said, why bother using commercial at all?

Be sure to talk to your utility providers to understand those implications in regards to number of structures.

creating a structure of payment owned to us.

So I have a lease option with the owner and i want to put the title in a land trust (The deed  is still under owner name because of due on sale) How would you go about structuring it?

So, the water damage (clearly because they don't have the shower curtain inside the tub and thus much of the shower water goes onto the bathroom floor and then down onto the sheetrock ceiling in the room below) and door damage and other damage needs to be your reasoning. 

Usually lenders will offer a tiered structure on terms, meaning the more successful flips completed in that time span, the better the rate and points you will receive.

I have a 6 family deal on the table.Asking price 420k I think I could get it for 400kReal estate tax reportedly is $4000Water sewer $200 reportedlyInsurance $2700 per yrGas $600 per yrElectric $750 per yrGarbage pick up $750 per yr.Plus lawn and snow careCurrent rental income $3945After purchase projection $4200 (on low end)Cash flow on purchase would be around $1200 a month...Great neighborhood A+ and the property is in great condition...Looking for help in terms of is this a good deal... and if so what would be the best way to structure it?

So if your loan is an unsecured loan, and you are seeking a conventional loan, then we would need to structure this in a couple of ways:Get a business account.