I asked for a T-12 for the properties and was told: "I do not have a profit & loss report for these properties as these properties represent a small chunk from a larger portfolio.

You also have closing costs as well as capital gains.

What would you recommend as the most cost-effective approach to obtaining all the necessary elements for a building permit?

.* Assess what rehab work needs to be done and assess the potential rehab costs.

See the 2020 aerial view below.Very little undeveloped private land is left in the Las Vegas Valley, and desirable areas cost more than $1 million per acre.

Very low fees and probably equal or better rate - I have gotten 80K personal loans from SOFI. 

Also, if you don't mind... what is the cost of this?

If the loan is valued by the rents how do I calculate for the arv.Example6 Unit Property Cost - 850,000CURRENT RENT - 5,300ARV - ?

My guess is at current interest rates and building costs, the numbers won't make sense.Are you in the STR zone I guess? 

The seller would have to carry a very large second mortgage and this point will stop many deals in its tracks... but it's not impossible and it would definitely work if you can get the seller to agree to carry a large second.The other high LTV scenario would also involve a hard money lender and instead of cash we can cross collateralize with other real estate you own assuming there is sufficient equity in said holdings.The challenge in this scenario would be the cost of the hard money... it may be workable on the 140 units, assuming you are getting a good enough deal on place.