Now if you’re looking at $100k they may not have anything for you but if you’re (or anyone) is looking to place $1m+ I can bet that most commercial developers will have a project for you to come in one.

If my market rent was only $1K/month the discounts would be less than for the rents that I charge.  

If she does not have a viable way to pay her rent quickly, which is likely, then let her know that if she moves out by a specific date, that you will let her out of her lease without charging her any penalties for breaking the lease and you will will forgive the past due rent you are owed.

Nobody in my area charges any type of monthly fees just different split packages.

To be clear, I'm not charging anything for this, just making connections :)

But when you start its tough.There are some lenders and other services that after they qualify you will charge you and issue you a POF letter.

Think about going higher around 8%.8% Management - while you can probably find a PM to manage the unit at 8%, keep in mind a lot of PM charge annual fees, lease up fees, lease renewal fees, etc.

Not saying to let that influence you, but If I was a betting man that’s what I’d guess.

I'm not sure about construction loans, but the local banks will be your best bet.

If they have gusset plates then I would bet they should be replaced if they have signs of high heat damage.