I would not invest in the Jammes Road area based on what we saw and heard there.

Based on your post, you have internal struggles that no one on this forum can help with.HOWEVER, based on your post, consider spending a little money to break up the house into either a 4/2 + 1/1 OR  BETTER YET, a 3/2 + 2/1.

I just picked up another duplex, that will have about a 20% net cap based on cash purchase, all from FL Good luck 

We're based in Tampa and do a lot in that area.

This step is about generating income from your investment.Refinance: Once the new properties are stabilized (occupied by tenants and generating income), look into refinancing them based on their new, improved value.

I too am a mortgage agent based out of Hamilton Ontario, feel free to connect to chat anytime.

But it's based on my experience, not just some random bias. 

All the while, they’ve been delaying because “contractors plans aren’t clear for ARV” ... even though I’ve sent layout, and drawings and contract with the contractor.

They wouldn't have done an appraisal, it would have been just negotiated based upon where the buyer thought they could make money.

Set internal timelines on when you will have your drawings done for the new builds, selecting contractors, when you plan on having the project completed.