Also, if you happen to have hundreds of thousands of dollars in cash then there might be some other options. 

Lots of headwinds facing real estate, like the following: Inflation Consumer Debt Lack of consumer liquidity-- renters don’t have first and last month’s rent, let alone a down payment to buyOwners interest-rate lockedOversupply of class A multifamilyStagnation of rent growth on assets aggressively underwritten at acquisition Maturation of term debt combined with stagnant rent growth against a backdrop of rising debt rates =investors unable to meet basic debt coverage service ratios on refinance Market normalization forcing operators and investors to rely on market fundamentals (recently) forsaken, while prioritizing expediency of deploying capitalInstitutional and local investors are both frozen by volatility and cost of capital and debtAll that being said, we feel good about B and C class assets we focus on and the markets we are in. let's connect soon 

It would cost more to hire my attorney and go after the EDM so basically left it as is.

The cost of living is extremely low compared to other cities and you can still many many positive cash flowing and 1% deals here.

What cost of entry?

If not, what would the cost be to cover the use as a group home3.

(Looks like the potential for unseen problems will sink this deal, so the cost of demo may not be relevant any more.)YES @scottmac100.

The courts would likely require the PMC to refund the tenant and then pursue you for reimbursement -> that would cost them time & money IF it made financial sense to hire an attorney to chase you.Kudos to @Adam Bartomeo for getting this right!

Quote from @Tarcizio Goncalves: Yes, labor costs are generally included as a capital expenditure when renovating a rental property.

Part of it is the higher cost of operating a business there, and part of it is that the Contractors know that they can ask higher $$ and usually get it.