HMLs will lend on junky properties, and will base the value on the work you propose to do.Hard money makes sense for buying junkers, fixing them up and then either selling them or refinancing into a conventional loan.An example.

Include rental income and expenses, plus copy of leases.Credit report (lender will pull)If you already have a deal negotiated, you’ll also need to show:Signed contractDetailed repair list with costYour proposed exit from the deal, either resale or refinanceContractor contact infoOther info will be needed as questions will arise, so please be prepared to answer themStep 9: Negotiate your dealUsing the number you need to make the deal work, contact the seller and stay engaged til you are able to seal the deal via a signed contract for purchase.

I would find someone you trust and put together a proposal and get additional money that way for down payments etc... 

I also found the deals, which are off market and at a bit of a discount.I'm proposing a 60/40 equity split.

here is what i have found so far...perhaps im not reading into this correctly but doesnt sound good.https://www.summitdaily.com/news/state-senator-proposes-classifying-short-term-rentals-as-commercial-property-leading-to-a-tax-hike/https://openstates.org/co/bills/2020A/SB20-109/https://altitude.law/legislative-season-is-in-full-swing/

With Fannie and Freddie proposing that the new cash out refi period going from 6 months to 12 months, I am curious to hear how everyone plans to continue to BRRRR with this happening?

So let me propose a few questions:If you are investing in MFH is it because of the cash flow and relative proximity of doors?

I found a guy and he has proposed to do the marketing for the site plans to be built on my lot.

Once we determined what we needed to get in terms of financing then we could contact the seller and propose to them our offer (sight unseen at this point) if they were at least willing to work with us we would move forward, but if they negotiated terms that were vastly different than what we needed to get we just passed them by.

Factors which the commissioner may consider with regard to an application for a commissioner's adjustment include, by way of example and not limitation: (i) the relevant geography, (ii) the relevant population density, (iii) the degree to which the sought adjustment varies from the prevailing limitations, (iv) the size of the relevant building and the number of units contemplated for the proposed use, (v) the legal nature and history of the applicant, (vi) the measures the applicant proposes to implement to maintain quiet and security in conjunction with the use, (vii) any extraordinary economic hardship to the applicant, due to special circumstances, that would result from a denial, (viii) any police reports or other records of illegal activity or municipal code violations at the location, and (ix) whether the affected neighbors support or object to the proposed use.