From what I"ve researched it sounds like quite an undertaking and costly if you want the approval to rebuild on the soil. 

The key seems to be not letting this current tax rate issue push me into making a rash Risky investment that could end up costing more than simply paying the excessive taxes now!  

i've been dollar cost averaging into VNQ for a while. 

Let the builder finance the build and close once the property has CO.  

I recently retired from the military and I don't want to ask for permission to do something reasonable anymore since I had to for 29 yrs.As the owner your little bit of energy savings and wear and tear on the unit will cost you hundreds if not thousands in lost revenue.

If the repairs are sound I would close. 

In this case I would say that for maintenance, you would be best off paying per trip/hourly for the cost of any repairs at whatever is an average median rate for a repair man in your area.

This leaves us with a little over $1000/month for our housing costs split between my wife and I. 

So if it is 10 years (making up a number) and the unit was 2 years old and a new unit costs $5000, you bill them for 80% of the cost-$4000. 

The insurance company may cover some or all of the restoration costs.Scope of Work and Budget:Detailed Inspection: Get a comprehensive inspection to identify all areas of damage, including hidden issues like electrical, plumbing, and HVAC systems.Cost Estimation: Obtain detailed cost estimates for the restoration or rebuilding process from licensed contractors experienced in fire-damaged properties.Environmental Hazards:Asbestos and Lead Testing: Older properties may contain asbestos or lead, which can become hazardous after a fire.