Yes you will need permits for that and that will involve licensed contractors.Now I also see the number you have in for Insurance ( $1819) for a 100 yr old 3 flat in Lincoln Park.

Is the lot flat and ready to build or sloped in need of extensive excavation?

I will put in new cabinets (lillyann cabinets), appliances, and granite or marble counters.A new roof will be going on.New interior doors (bought online, pre-hung at $39/door, basic 6 panel)New windows - cheapest bid so far for labor and materials is $6200 (including a large patio door, that is the most expensive) we are doing them to code, so that adds a cost.Popcorn ceiling removal, a lot of drywall patchesNew light fixtures, outlets, switches, updating some outlets to GFCInew baseboards (.70/linear foot at home depot)new plumbing fixturesplumb for dishwasherpaint interior and exteriortile on floor in bathrooms yard cleanupBasic landscapingDespite the "starter home" I will have the property fully staged.

Looks like the "right" way is to tear everything out and start over but I'm thinking about taking the easy way out, clean it up and coat it with a product I found at the local lumber yard.Went to Lowes first and the guy I spoke with said he had the same problem of pitched roof tied in to flat roof and it was always leaking.  

Turn off the main at the panel, plug into the dryer outlet, start the generator and run the house "backwards" to make sure everything works.

A flat fee MLS listing will save on listing commissions if you plan to market the properties yourself. 

IMO, Realtors would do better listing properties for a flat fee, who says the fee has to be a discount fee or under some price, so long as it's reasonable for the pain in dealing with a property that is distressed or not marketable? 

And well he met me and if  he can do what he says he can.... then I flat guarantee what ever he paid to be there will be worth it many times over. 

I now have a pending contract on a brick 2-flat in Chicago ($138k), but am having trouble getting a non-recourse loan.

Floating vinyl for kitchen/bath areas unless there's already ceramic tile there.Neutral colors, have done the "one color everywhere" deal but don't find it any cheaper or easier; satin or similar in kitchens & bathrooms, flat or eggshell everywhere else.