If you are absolutely set on fixing & flipping, yeah, it honestly sound really sexy but let me tell you...they can get real ugly real fast if you're not managing the contractors & supplies well, staying on top of timelines, and running your numbers with significant room for error. 

I hear your frustration, but having worked in customer facing roles for most of my career, it is very common for people to go radio silent.

., tenants-in-common). 

There are two ways for multiple people to own a property1) Through an entity(LLC, LP, Corporation)2) As tenants in common(aka TIC)Situations get sticky when you have purchase done through one person but want to transfer it to an entity with multiple owners.

This is a fairly common theme in these groups, GC is bad, doesn’t show up, goes bad etc, and the investor is stuck with unfinished projects in various stages.

I am guessing they'll attribute it to some clerical error if I ask them directly.

Sounds like an error or oversight from that department, but since they’re a government entity, there isn’t much that we can do to hold them accountable.

GRM is more commonly used for 1 to 4 unit residential properties compared to CAP rates which are for Commercial properties.

that said it's very unusual to nail down a place that will cash flow here, the more common scenario here is a significant chunk of your mortgage. 

My current primary has a 30'' wide back door **hint hint** that's not a common size.