Is anyone familiar with Pace Morby Gator Lending program that costs $3k?

You can go to the City to confirm but I'd assume the  architect is correct with the timeline and potential costs. 70k for windows and doors sounds like more than enough.

Total cost including acquisition price of $2.35m.I believe we will be able to create a total of 20-30 units in this building. 

Hi, I'm ready to get started with investing in RE.Please share what you found to be the most cost-effective way to register an LLC. 

I had a tenant who was drugged up on prescription meds.

The 70% rule is a common guideline the rule of thumb is to never pay more than 70% of the after-repair value minus repair costs

If you're not currently listening to books educating yourself, I'd start today.A few I'd highly recommend...Buy, Rehab, Rent, Refinance, Repeat - The BRRRR Rental Property Investment Strategy Made SimpleFLIP - How to Find, Fix, and Sell Houses for ProfitThe Book on Flipping Houses How to Buy, Rehab, and Resell Residential PropertiesThis book is not currently available on Audible but a must readThe Book on Estimating Rehab Costs - J Scott

Why would I refinance and pay around $15k in costs just so that I can get a HELOC with them.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

It's hard for the PM to make their costs if they can't charge half the first month's rent, and charging half of the first month's rent won't work for the tenant landlord if each rental is only 3 months long.