In my experience, pricing in this area is generally 15-30% lower across the board than say new construction, insurance work or home owner improvements thus in order to actually run a company in the black I would have to complete 3 foreclosure/investor renovations in order to see a sustainable profit margin.

I have been in the construction business for about 40 years.  

Not its saying simple, however its highly possible with the conditions in this market.I can go into detail about the additional million plus people moving to the area, the light rail construction,  and other factors but thats another topic.Same goes with the "trophy numbers".

You should definitely have your title company, lender, escrow company, construction company, as much as you possibly can in place before getting a house under contract.I hope I provided you some help.....Don't want to stick my foot in my mouth because again....laws vary by state.

It’s a wager on the gentrification momentum continuing its inexorable progress, as people who are getting priced out of the safe parts of Oakland want: a) safety, b) BART station and c) a modern house.We found a lender who will finance the costs of construction (100%!)

Then, he/she will be able to help you construct a plan that will enable you to reach your short-term goals and reap the benefits needed for the proceeds and resources that your long-term goals will require.

Degree in architectural engineering with construction and project management experience.I'm also interested in apartment ownership.

These homes will require a new kitchen, HVAC system, and finishes.I'm assuming on these properties I will be required to get a construction loan.

I am under for 235k, am trying to get 35k built into the loan for construction costs which should cover all of the units.

You also need to look at the most popular deceptive and predatory practices that are generally discussed as "predatory lending".There you will find examples of predatory dealing in general, it's not all specific to lenders, you'll see that there are underlying deceptions of Realtors, construction contractors, appraisers and settlement agents that aids in the conspiracy of predatory lending practices.