I manage about 120 doors and I treat them all is if they were my own and I communicate with the clients the way I would expect to be communicated with.

I know this entire thing is a risk, and I know I’m supposed to treat it as a business transaction and not an emotional type investment, but that’s difficult to do.

I treat time as money to equalize things, not %'s.

It is important that the new property is treated, managed, reported and filed as a tenant-in-common investment. 

Can I use pressure treated 2x4 for base of the stud frame.

If your flipping business is set up as a corporation or an LLC treated as a corporation, transferring the property out of the corporation may be deemed a sale of the property at FMV. 

While it's not technically commercial, (at least not from a lending perspective since its <5 units), I get the sense it's being treated that way by the broker.

My tip is to treat it like a business from the start.

After removal of the drywall and floor coverings the wood structure and framing would be treated with a surface applied water-based encapsulating sealer to help prevent the release of any odors that have penetrated into the wood components.

I treated my MBA like any other investment.