There is just no way to know this without someone who can go onsite and assess.

This has resulted in skyrocketing land costs and rising assessments.

I'm planning on trying house flipping in 2016 as well, so if that goes well it would have the potential to speed up my progress even more.

There are fans but I think they are a bit small but that is a work in progress.  

It lets me search through the public records in any way I want, with "condition" of the property based on the tax assessment.

And if you go to www.beltline.org you can follow the progress.

All cash would give me the option to assess the situation after it is rented then make the decision of how much to pull out in a refinance. 

HI Bradford,Most lenders can do the 203k FHA streamline or full K / standard program or the home style conventional loan program.The problem is most have not done a rehab loan program or have construction experience  or the process on the lending paperwork side.There is quite a bit of paper work such as:- scope of work + revised scope of work or adjustments- consultant review depending on the depth of your construction project and work being done- resume for contractor- certain lenders have requirements for contractor experience such as you cant GC (general contractor) your own project and such- reserves or margin of error in the project such as the 35k streamline 203k loan which only leaves about 28-30k of actual construction cost with the remaining 5-7k for reserves and contingency- only 203k standard FHA can finance your carrying costs (so you dont have to make a mortgage payment during your 6 months of construction)- Home style conventional rehab loan cannot have a project that is more than 50% of the after improved value (meaning your rehab cannot be 250k on a 450k valued project after you finish) youd have to lower your rehab to 225k or less in this example) This is not limited on 203k products- much moreAfter the construction details and process theres the typical financing aspects which include regular FHA or conventional qualification guidelines.The rule of thumb though is to qualify for way more than you need or to do a max purchasing power assessment to see how much borrowing power we have to ensure we have enough room to budget for the 1) purchase, 2) rehab / construction budget, 3) reserves and contingency budget to fit in loan approval criteria.Let me know if you have any questions on what to look out for.

However, if they don't have enough collected funds to cover new roofs or decks, they will just do a special assessment and you might get a bill for $3000 for new roof.

I'm not familiar with the districts you are speaking of.Update:  After my meeting with the Chief Planner, we made some minor progress.