@Joe P.Yes, a dealer can use the installment sale with unimproved residential lots, as long as he/she elects to have interest charged under IRC Sec 453(l)(3)."

What do they charge? 

They will also charge you to have an inspection by a 3rd party to make sure the work is done.

It depends on the state laws because if you're in a state that the charging order is not the only remedy in a lawsuit then your other assets can be in jeopardy that's why some people have Nevada, Wyoming, and Ohio LLCs even though they don't live that state because those LLCs provide the most asset protection. 

.- Water/ Sewer - Should be able to charge back to tenants.- Interest rate - Feds raised rates again, so might be tough to find a non owner occupied (assumed due to your location) conventional loan @ 5%.- Confirm property taxes on the county website.Feel free to PM me if you have questions. 

Since this analysis doesn't involved hard money lenders, in MOST cases bank mortgages don't ask for points or other charges that we should be aware about or what are your thoughts?

I’m just looking for other opinions on our situation from an outside prospective because the internet isn’t emotionally invested in my finances but can still spark some ideas.

Don't be scared to say no once in a while, it will give them the illusion that YOU are in charge, not them.

The ceiling was drop panels with some water damage that I planned on drywalling over (contractor charged $8000 for 1,166 sq ft of ceiling).

I would have felt honored to have been recognized for my abilities and would have helped them at no charge.