Maybe I’m wrong, but I doubt it.Again, I don't comprehend your ignorance level on some of this stuff as it is not top secret stuff, it's common knowledge for most brokers.... 

I have worked in real estate debt since graduating in 2021, so I have solid (but not expert level by any means) experience with underwriting multifamily properties. 

@Jeremy Bloom  the rag on the thermostat can be beat by placing a remote thermostat that is set to the legally required temperature with that remote thermostat actually controlling the temperature.

If you are able to do this at the municipal level and your numbers are correct, this would be a good investment, but there are a bunch of assumptions here.

My thought was that since I was simply loaning him money and wasn't otherwise involved that that offered a level of protection as well.  

I'd ask around some GC's that are higher level they may have some decent project management/financial tools if they're at scale.

You can probably find an online link about how extreme temperature changes are not the ideal way to heat a home and cost more in the long run.I don't know what the local rental rules are where you are, but look them up and see if you can give her notice. 

My objective is to buy about an acre of land, that is already leveled, access is being done, and utilities are going to be 5 feet from the property; and then build 3-4 shell retail spots on my plot, owner occupy one of them with a business and lease out the others.I am meeting with a developer this weekend, but have some wrong numbers regarding the average cost of building a shell space. 

But that depends on the level of rehab, price point and so on. 

I think the person in the mirror has reached the top of the knowledge limit and needs someone that is an expert to move me to a higher level.