I know I could use HML to do deals and likely make marginal more money, but I chose the JV route.

How can I design or propose these apartments to meet this requirement while making them functional for long-term residents?

The way foreclosures are offered varies greatly around the country, and we don’t know where you are located… but where I am at they are all cash affairs, with the money due within 24 hours of winning the bid.  

Partner Driven knew that with minimal investment and a well-timed sale, this deal could generate a significant return, making it an appealing investment.

It would make sense for us to start exploring in that area.

For me, cash-flow in my pocket NOT including mortgage pay-down and AFTER budgeting (setting aside money) for soft expenses is ~21% of incoming rent.

With this said, I would never do this for a rental so this is a rental (tenant moved out) that I plan on selling using a 1031 exchange on soon and the garage floor has lots of cracks and stains so I want to make the floor look nicer.  

Does it make sense to talk to an attorney?

A retroactive application yes would be more work for us but it could make a huge difference for many people.

I always have instant book on but make sure they have an ID on file and prior positive bookings.