Even a HML might be tough, because they don't like being in subordinate position ...HML might be possible if you can refi the entire thing and still get fix-up money from the HML, but that isn't guaranteed to happen either.

Should I be going to any type of specific lenders that specialize in condos??

Tough one...

There is nothing special about it.

Try finding a contractor that specializes in "make ready" services.

I think overall, it's kind of tough to collect on.

Awesome Hector.I am sure we would all like to hear your wealth of knowledge.I specialize in triple net and apartment buildings as a commercial broker and investor as well.

Further, how do you prove where you spent two hours or 10 hours.Several years ago I had an attorney (from a firm that specialized in landlord/tenant law) review my lease.

The good ones will ask fellow attorneys who specialize in that to help them review their contract they have drawn up or hand them off completely.Attorneys are often times in court so it does take them to time to review things and get going with requests.I think you really need to review your loan documents to see what your options are.Many people are nice in this world but can screw up things everyday that can cost you a bunch of money.Find nice people and people who have the specific training to protect you.No legal advice.

We specialize in student housing and have 32 students renting from us.