There are some great real estate tax specialists on the BP forums.

Make sure actions are in line with your goals and objectives for the property.

Something needs to give (timeframe, objective, collateralization or investment tool).

You will need to front the costs for engineering, plat map, going to a conditional use permit hearing maybe, having neighbors object, planning dept will have permit fees.

@Keenan Fitzpatrick and @Jamie Rose are the 4-plex specialists.   

Crowell, I appreciate the insight, but the object of this post is that it is open ended, I am trying to spark conversation about how you or someone else would consider using this property to get the numbers to work.

The signs have been obvious for years, and any objective consideration of the situation should be enough of a signal of what's coming.  

Good to hear you were able to get it done with CIBC, they are definitely the most investor friendly big bank.I highly recommend spending some time reaching out to a mortgage specialist at at least two SK credit unions.

His primary objective is to be a buy and hold investor, and he works full time for a property management company.

When you treat people like objects they do not tend to stick around, when you treat people like people they become more then just people they become family and friends.