Fast forward 5 years, and let's assume what a lot of folks are thinking might happen proves to be correct: there's been some inflation, lending rates are up, and despite my best efforts, I bought in a market that was hit by some sort of unexpected economic drop, so vacancy rates are up, rents are flat (or down) and Cap rates have gone up significantly in the area. 

The fact that some tenants have a lease that expires in 45 days could be a good thing as you could vacate those units to improve them, then offer them to the existing tenants in the other units at an increased rent and if they take it fix up the units they move out of.This sort of value add can be a very smart strategy, you just have to know how to run the numbers carefully and hold to them so that you are not doing all this work for free.

Always deals to be had, what sort of geographical boundaries do you have?

It's sort of depressing in a way!

If I did it in a rental, it would be a built in mini bar of sorts for theatricality and less on a security thing.

In my experience with HM lenders they've never asked for a business plan or anything of the sort.

Since then I've found Real Estate attorney's who can do it for half that.I'd have an attorney of some sort do it.

There is way too much competition to do that in this market; there are flippers here with 40 years experience that could not pull of those sort of numbers.

Well thinking about the inspectors point of view, how about pushing them to find an access point to at least gain some sort of access by opening a panel (do you need sellers permission?)

It's all sort of simple there's nothing illegal about it we're just giving over a great deal and making a profit.