Has probably heard it before.He hadn't even seen the ad so I asked him if he ever heard of the sales expression, seeing when you throw it, how much s**t sticks to the wall.

Lending isn't an issue.I think the toughest part is finding a contractor who I can work with on a small multi-family...two to six units.I'll state up front...I'm not interested in wasting anyone's time.

Lending isn't an issue.I think the toughest part is finding a contractor who I can work with on a small multi-family...two to six units.I'll state up front...I'm not interested in wasting anyone's time.

I have never seen the inside of this wall that separates the laundry room from kitchen. 

Same goes with walls/bathroom/etc. and over time I’ll be able to see a property and have some form of idea about rehab cost.

@Jim Davis Water leaks must be seen to as water damage rots wood and ruins wall board.

if repairs are not made or the COC is not obtained in short order you can lose the rent as well.Hiring a lawyer is a waste of money at this juncture and you should put all of  your resources into fixing this home up, getting the COC and do things properly. 

There is a jut out wall where the fireplace is, and I am considering painting it black or dark grey (and the rest of the walls white).

Otherwise you're wasting your time putting in an offer. 

For those not in the industry the reason lenders wont go that low is  really simply a math problem.. if they have to stick to their pricing sale 2 and 12 or so and its a 30k loan.. thats a whopping 600 in points and very small amount of interest payments which are always shared with teh investor or credit line or wall st guidance line they have to   HML make money on the delta between what their capital costs and what they can put it out for.. then you have defaults the cost in many of these Eastern states and time lines to foreclosure is hugely expensive and time lines are forever.. so if your only making 1k or 1500 on a file and have to foreclosure you just lost a bunch of dough. it takes no more time or effort to do a 500k HML at 2 points  10k of revenue to lender and the delta on interest of course is much nicer.