The lightweight exception is 504 (Reference 5) and says you can sell exclusively according to state law exemptions that permit general solicitation and advertising, so long as the company sells only to "accredited investors."

I'd suggest you find out who did that work....like the electrician, a permit was probably required and get a hold of them for answers.

There is also several violations on the property due to the Realtor negligence in not pulling permits, inspections etc.

I started out by using a GC, but didn't feel like I had enough control if I weren't on the job site much of the time...Ultimately, I hired my own project manager, who in turn hires, manages and oversees the subs on a day-to-day basis.Occasionally, we'll still need to bring in a GC to pull permits (legally, I can't do it myself on an investment property, only a GC can) or to tackle an exceptional large part of a job.

Be prepared to have the paints tested if your pulling permits and you may wat to consider that expense in your cost formula.If you have a gas water heater, you may consider code changes relative to the proper ventilation as well as drainage which may require additional expenses.A good inspector, not one of those national franchisee ones offered by a REALTOR, should be able to give you ideas what will need attention and what will not.

A replacement link for that purpose is below:http://www.anytimeestimate.com/PA_REAL_ESTATE_TAX/pa-transfer-tax.htmApparently, some school districts don't take the 0.5% that they are permitted, so there are actually some places with only 1.5% transfer tax.Regardless, PA is the state with the HIGHEST real estate transfer tax burden in all of the USA.

If Arkansas doesn't permit assignments, do you really want to widdle your way around it by using another noun/verb?

You need a permit and the property has to be zoned right.

Otherwise, close with the hard money lender and refi into your FHA loan when it is permitted.

Bill,I think he's asking about going in the other direction, not from 1 unit to multi-unit, but rather from more than 4 units down to 4 units.Zoning should already be in place for the number of units (I hope, or else you might have to limit to number of units permitted by zoning).