Their definition of ethical business is different than mine (and many of ours), but it's based on where they draw the line between providing a valuable service and ripping off customers.For me, *intent* is where I generally draw the line -- if a business is sincerely attempting to create a win/win, it won't get any flack from me.

This means you could rebuild but it would have to be above the BFE.I sympathize with FEMA which is self-funded (or supposed to be) and is trying to make insurance premiums pay for the massive damages they are getting hit with but I wish they were more efficient at calculating risk (when Lloyds of London can step in and beat their prices, something's amiss) and more logical at drawing the flood zone lines.

I am not sure if I need an architect to do the drawings and then have a GC do the renovations?

They will even review work done before draws are paid and much more similar stuff...

I'm willing to do that if they will give me a minimal draw to pay my bills during the rehab phase, and give me a materials deposit.

Construction Phase will be interest only payments on the amount we draw for up to 1 year then I will refinance.

@Bill Exeter   I only use national banks to accommodate draw requests from my JV partners.

Just saying a 1031 is not always the best option but there seems to be an initial draw toward them in thinking of deferring taxes.

You can always go to your bank or credit union and draw financing in either case ... if it makes sense - a matter of doing a little math.

I think you need to draw buyers into a dialogue.