That said, if your contractor only wants to install gold plated materials in a cheaper neighborhood/property that doesn’t work. 

While the number of units can increase your deductions, what really matters is what systems and materials are used inside the house.Again a lot of factors come into play here.

I'm looking into M&T Bank as there are no upfront fees and currently running a HELoC promotion at I believe to be 1.99% that will last for 6 months (switching to variable thereafter). 

Generally you won't need a General Contractors License, but if you are going to be purchasing materials and pay for labor, then you start to get into a grey area of the law.Also, check your local municipalities to see what is required to pull permits.Sometime you can get the permits as a owner builder and then some states require a contractor to pull permits.

Also if you pay by cc or just for materials you don't 1099.

All told, this change order is setting me back about $1,000 in material. 

(A) A landlord who is a party to a rental agreement shall do all of the following:(1) Comply with the requirements of all applicable building, housing, health, and safety codes that materially affect health and safety;(2) Make all repairs and do whatever is reasonably necessary to put and keep the premises in a fit and habitable condition;(3) Keep all common areas of the premises in a safe and sanitary condition;(4) Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, and air conditioning fixtures and appliances, and elevators, supplied or required to be supplied by the landlord;(5) When the landlord is a party to any rental agreements that cover four or more dwelling units in the same structure, provide and maintain appropriate receptacles for the removal of ashes, garbage, rubbish, and other waste incidental to the occupancy of a dwelling unit, and arrange for their removal;(6) Supply running water, reasonable amounts of hot water, and reasonable heat at all times, except where the building that includes the dwelling unit is not required by law to be equipped for that purpose, or the dwelling unit is so constructed that heat or hot water is generated by an installation within the exclusive control of the tenant and supplied by a direct public utility connection;(7) Not abuse the right of access conferred by division (B) of section 5321.05 of the Revised Code;(8) Except in the case of emergency or if it is impracticable to do so, give the tenant reasonable notice of the landlord's intent to enter and enter only at reasonable times.

It is just a great site and I love to promote a good thing.

I would offer to do the work with no charge for labor just materials.

There were probably material issues that caused the judge to toss the LLC.