This will also avoid the sticker shock you'll likely experience with a GC 

Not interested in rolling over to SD-IRA so is it better to pull the funds out now (avoiding increasing taxes in the future) or purchase SFH ($150k or less with cash flow) with hard money and then cash out refi ?

They are wondering if he can transfer the house to their names prior to the transition in order to avoid this (and are there time limits?).

City is forcing flood insurance to avoid the city cost of cleanup.

If it isn't, I would avoid it.

Of course, I am looking to avoid the expense for subdivision if I will be completely out-of-luck for developing the property.Any help appreciated.Thanks,Brian

And when you find someone you look up to, be ready to fill a void they might have in their business and don't just take take take.

But I’d talk to my cpa to try to avoid that situation. 

Tell her the way to avoid that is to pay the rent on time. 

This will avoid any last minute scrambling.