You also need to account for the mortgage, insurance, taxes, CapEx, maintenance, vacancy, and if using a property manager, the property manager fees to make sure you have positive cashflow and at the amount you are seeking.

I know that <5,000 sqft you do not)Legal: $3,500Other: $16,000 (Budget for unforeseen issues)Tap & Capacity Fees: $27,515 Building Permit Cost: $2,391.17 (estimated $706K total costs)Site Plan Review: $224.64 ($100 + $.015 p/ sqft)Wastewater Capacity Fee: $750 per unit x 8 = $6,000Water Capacity Fee: $750 per unit x 8 = $6,000Meters: $300 per x 8 = $2,400Water Tap Fees & Install: $300 per unit + 900 installation = $2,400 +900 = $3,300Wastewater Tap Fees & Install: $300 per unit + 800 installation = $3,200Facilities Tax: $4,000 - ($500 * 8 units, I am assuming this will change as I haven't asked solid numbers )Total Development Costs: $783,785 (8 units costing $94, 848 each, which I think is high)Proforma CF $ - Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Income   Rental Income (Increase 2.5%/yr) 2.50% $ 79,200.00 $ 81,180.00 $ 83,209.50 $ 85,289.74 $ 87,421.98 $ 89,607.53 $ 91,847.72 $ 94,143.91 Vacancy (10% in Yr1) 5% $ 7,920.00 $ 4,059.00 $ 4,160.48 $ 4,264.49 $ 4,371.10 $ 4,480.38 $ 4,592.39 $ 4,707.20 Gross Income $ - $ 71,280.00 $ 77,121.00 $ 79,049.03 $ 81,025.25 $ 83,050.88 $ 85,127.15 $ 87,255.33 $ 89,436.72                   Expenses                   Real Estate Taxes $ - $ 9,000.00 $ 9,090.00 $ 9,180.90 $ 9,272.71 $ 9,365.44 $ 9,459.09 $ 9,553.68 $ 9,649.22 Insurance 2.50% $ 3,000.00 $ 3,075 $ 3,152 $ 3,231 $ 3,311 $ 3,394 $ 3,479 $ 3,566 Trash Collection ($250/unit) 1% $ 2,000.00 $ 2,020 $ 2,071 $ 2,122 $ 2,175 $ 2,230 $ 2,285 $ 2,343 Common Utilities 2.11% $ 2,400.00 $ 2,451 $ 2,512 $ 2,575 $ 2,639 $ 2,705 $ 2,773 $ 2,842 Management Fee (10%) 10% $ 7,920.00 $ 8,712 $ 8,930 $ 9,153 $ 9,382 $ 9,616 $ 9,857 $ 10,103 Repairs/Maintenance 3.00% $ 2,138.40 $ 2,313.63 $ 2,371.47 $ 2,430.76 $ 2,491.53 $ 2,553.81 $ 2,617.66 $ 2,683.10 Turnover/Redecorating 1% $ 2,000.00 $ 2,020 $ 2,071 $ 2,122 $ 2,175 $ 2,230 $ 2,285 $ 2,343 Snow Removal/Parking lot cleaning 2% $ 1,500.00 $ 1,530 $ 1,568 $ 1,607 $ 1,648 $ 1,689 $ 1,731 $ 1,774 Landscaping 2% $ 2,000.00 $ 2,040 $ 2,091 $ 2,143 $ 2,197 $ 2,252 $ 2,308 $ 2,366 Admin Fees 1% $ 1,200.00 $ 1,212 $ 1,242 $ 1,273 $ 1,305 $ 1,338 $ 1,371 $ 1,406 Total Expenses $ - $ 33,158 $ 34,463 $ 35,188 $ 35,930 $ 36,690 $ 37,466 $ 38,261 $ 39,074 Net Operating Income $ - $ 38,122 $ 42,658 $ 43,861 $ 45,095 $ 46,361 $ 47,661 $ 48,994 $ 50,362                 Property Value @ 8 CAP $ - $ 476,520 $ 533,223 $ 548,258 $ 563,686 $ 579,517 $ 595,761 $ 612,428 $ 629,530 Obviously, Once I account for my debt service (DS), say $758,000 @ 5.25% for 240 months ($5,108 p/ month), I am under water.Year 1 NI [$38,122] - DS [$61,296] = -$23,174 = Meaning I cannot do this project.......

Could I just hire a crew of guys (experienced and insured obviously) to do the rehab without the GC? 

Does anyone have a contact for a tile installer that has Liability and workman's comp insurance? 

I do have access to a real estate attorney, lenders, and title company to facilitate private sale, thus my question. 

Ran into this looking for multifamily insurance companies in Cincinnati.

Of course I'd have proper insurance, but what would happen?

HelloLooking for s closing attorney title escrow in the Raleigh Durham area.

Thanks @Kevin Lefeuvre we're insured, stuff can be replaced, I hope everyone in the path stays safe too.Some gallows humor, hurricane style, we JUST finished a complete overhaul of one of the suites.  

This whole time I had it covered under my original homeowners insurance.