The architect would actually be a great starting point if you are serious about this as a good architect would also help you map out where all the mechanical systems go (and which ones you would have to change). 

That can bring the cost down on a second policy dramatically and make the small extra cost insignificant compared to the missed municipal compliance fine or mechanics lien.  

Lead, radon, well & septic, building, electrical, mechanical, plumbing, etc. 

depending on what you have to do a new bath may run you 5k - 8k a new kitchen/ floor 10k, painting based on sq' 5k - that's hiring someone and those 3 items just blew your budget by 3k-6k, what about the floors, mechanical, lighting. cost all depends on a visual inspection and what the area costs are. 

Two years of school for automotive mechanics, worked it, job stinks.

Go back to technical college and learn a trade, like HVAC, electrical, mechanic, whatever.You can then work for someone else for a couple years before starting your own business.Plus, you will find your skills invaluable if you ever own your own rentals.

I'm also an Investor and full time Mechanic, so I have a full plate but I love Real Estate and I want to grow my Residential Redevelopment Company in 2017.

It needed a renovation and new mechanicals.

I also look for property that are solid structurally, have good mechanics, but need cosmetic upgrades.  

We have it in NJ, it's like $400-500 and it covers most of the mechanicals in the home for the first year.