You will get 6-12 months on the term, interest only, so these are not designed to be long term loans. 

The property is obviously more attractive as a 3 BR and I'd love to be able to buy it as a 2 and rent it as a 3 but don't quite know what to make of the disconnect between the listing and the county records. 

You are learning from active investors with a lot of proven experience, and systems designed from it.

My tenants are all MTM, by design.

While some properties can be picked up at good prices, turns out in certain areas the proliferation of newer nearby strip malls, more attractive, spacious, copious parking was too competitive.

There is a large market of people who simply don't have the money to pay for a down payment and offering help with that would attract them.

Anyone have good contacts I can connect with to discuss potential project designs and corollary estimate PSF construction costs in the current market? 

We have a multifamily property that is in a designated A14 for flood zone and as such in a higher risk of flooding needing a flood insurance.

I see things are substantially less expensive in Macon, but I'm guessing it's because it's far as hell away from all that attracts people to Georgia.

Rogue River is nice tourist attraction.