I have become very good at pivoting every lead I get so as not to waste any marketing efforts. 

I would suggest flipping that a little and going back to the contractor and breaking up the effort.

If you are going to the effort of changing floor plan and window openings, my suggestion would be to move the front door to where the awning window is in the first pic.

I'm happy to do whatever it takes in time and effort on my end, including working on the rehab in addition to everything else.

Yes, the effects will be major and global (beyond what we are seeing with supply shortages as a result of COVID) but we haven't seen one yet...

Thus, if I know your property is worth $50,000, it would always be illegal for me as an agent to instead find you a $30,000 buyer without making a good faith effort to sell at or near fair market value.

In practise, this has normally played out as a cooperative effort between the Vendor and ourselves {though not always} whereby we advertise and screen all candidates.  

I'd be very interested in seeing some replies to the above question as well.Notes seem very difficult to keep revolving to the point where an income stream was steady.I've done 6 HML's in the past 2yrs, and each one took alot of effort to find and arrange, and the time while the $$ was out is pretty high anxiety.I love the concept of notes investing and would rather use capital in that sense since i'm in the camp of preservation vs building but it seems very difficult to get the ball rolling.

For the most part, my time and effort are going to be same, regardless of the extent of the project.That said, larger projects tend to have larger risks, and for projects with higher risk, I'll tend to look for greater opportunity for returns.

I'm also consumed with several other deals right now so it really wasn't worth the effort required to coordinate it.