I assume the PMC uses these vendors frequently and they do solid work at a reasonable price.

In my thinking on the subject, the reality is you need to put having a family first...

I am not a lazy person, in fact my previous employer of 15 years "spoke to me" frequently about staying after hours. 

I know you wrote that you're under contract, but please make sure to make the contract subject to a satisfactory appraisal and that the work was permitted. 

@Chelsea Ziss As mentioned, you need a cpa”s advice going forward.But...1) do not put the rentals in the S Corp.2) it Could be beneficial to do your flips, depending on how much you make per year with flips, in the S Corp3) your flip profits are not capital gains, they are ordinary income and just like your commission 1099 income, subject to 15.3% ss/med self employment tax. 

I'll do some looking around and see if I can find an attorney knowledgeable on the subject.

That's what the entire sordid industry is built on.Get your license and subject yourself to the regulations the state has in place. 

Would the bank give you a 'mortgage' for 800k, or is it subject to appraisal?

@Jack B. this is my opinion and I might be wrong but on the subject of inventory I think it is going to come back after the forbearance moratorium is over.

If it is a loan, they are required by law to charge fair market interest or they could be subject to paying imputed interest.