Normally, you need experience, capital and time to make an investment work(this can come from different people).Are you the group member with experience, capital or time?

The first building had always been fully rented except for normal turnover and time to turn the units but still no money being distributed.

I’ve been using a normal accountant for several years but I don’t think he’s properly crediting for depreciation, and I know my wife and I are close to qualifying for real estate professional and the subsequent active income write offs…my accountant won’t even look at it.

Normally you'd keep the rent for the portion of the time that they have the tenant's belongings in the unit and until keys are turned over. 

Dependable and price less than the normal PM folks.

Ask for whatever documentation you normally would.

In any “normal” market, I’d just put 0-3% down owner-occupied, pay for the reno, and call it a day.I’ll be speaking to banks/credit unions as well but what do you see as my options to refinance (or finance) after reno to pull my money out as soon as possible?

If you're set on building on this land, it seems you may want to get pricing figured out in a more for sure approach (as you can, I realize material pricing right now is not 'normal') to get an idea of how much you really can afford to build.

Hard money lender....easy but not as easy as people lead you to believe, I tried a normal lender but being self employed they weren't interested in lending to me even though I already owned over $1.2 mil in property in Hawaii with a 740 credit score.

And normally how much does it cost?