A shortcut answer: include them in basis.

@Marc Winter I think what you said about sticking to written policies and treating people equally is definitely the key.  

I know that these properties continue to collect liens from the city for different infractions (needs cleaning, boards on windows, etc.). 

I want to cut down costs all around the board but in return I get a less valuable vehicle and practically lose the down payment.

Have done it before and they tore everything up - repeatedly dug holes, chewed sprinkler heads clean off, chewed all the wires in the sprinkler valves, chewed the bottom of a door off (still baffled by that one), chewed fence boards off (multiple times), etc. 

Coquina Key appears to check all the boxes for me.

Offer accepted on my first deal (triplex) and inspection pending (WA State).During my initial walk-through, I met a couple who seemed to be more than knowledgeable about the property, possessed keys to storage areas (possibly other units too), had special parking spaces, and stated that they take care of the things around the place including the large yard in exchange for lower rent.

Also to keep costs down we want to avoid running gas lines to each unit and install heat pumps.Is electric heat pump not base board except able to tenants in that area ?

She met with the planning board as the road the parcel connects to is gravel and was seeing the plans to pave.

Couple of key points that really separate the 203k from other products include: - ability to finance up to 6 months of mortgage payments while the renovation is being completed if the whole is listed as uninhabitable by the HUD consultant.