Now that the tenant paying utilities is moving out I simply think we need to recreate and sign an agreement...Which leads me to ask the question--if you have any suggestions for getting a template for an addendum to the current lease I think this will help.

The loan option is available with a 401k (assuming plan documents permit that) and the loan is limited to $50,000 or 50% of the balance, whichever is less. 

I'd only buy the properties contingent upon getting a building permit for what you're trying to do - if by chance you're unable to get your permits your project could be a real disaster.

I would agree and my gut feeling is that by the time you do the addition, repairs, permitting and inspections the 90 days will go by anyway.

We need to apply for building permits and the architect that we've used in the past has proven to be unreliable so far and we are looking at alternatives. 

I called listing agent and he said there is a 600K lien and mentioned a bathroom which was built without permits.

The thing about tear downs is that while you may get into the property ulta-cheap they will involve an awful lot of time and running around, meetings, permits, engineering etc. 

What permits would I need to apply for?

That fee is normal if he is managing the project  getting the permit  and doing the dawning you may be able to look over the bid and get a few items lower  when you look at it .Make sure you have it in your contract you have a right to remove a trade before they start and to use your person if you need to after looking at the bid and signing anything. 

Unless the parties agree otherwise in writing, Tenant may not permit, even temporarily, any pet on the Property (including but not limited to any mammal, reptile, bird, fish, rodent, or insect).B.