I also bill at no additional charge for my GC work and bill everything at cost.

Don't worry about the inside/outside non-permit deal - that is something that could likely be done in a few days, and unless you are blatantly constructing (like a second floor addition) semi-long-term, the city probably won't notice.

I learned a valuable lesson that even with all the correct sub2 forms e.g.

Normally if a client already owns a flagged hotel it would be some what easy to provide funding to buy an additional location.

Then if the project sells in 10-months which is not uncommon in my market where permits can take way too long, you pay an addition 4 pts in extension fees.

Because he had a mortgage of $6k/mth and a car note of $2k/mth...in addition to his other household expenses. 

Potential new payment on additional Versa for myself would be $175 for 3 years (total guess)Is it beneficial to try and trade this thing in on another 2015 Nissan and end up with owing $6000 or so and have a much smaller, shorter payment?

I'm interested in picking up some additional properties. 

@Percy N. my immediate thought as well...My banker (not my credit union - I have both, and there are good and bad for this) and I have discussed the HELOC and it's 5.5% with no additional cost/fees, etc...

Even if it's nominal, or even if you get no additional rent, working on the place while occupied is cheaper than having it sit vacant while you do that work.