Also, in your experience with commercial lenders, how much of a seasoning period do they look for once you get the building turned around, and operating at the higher NOI for before they will allow a cash out refinance?  

I am located in Orlando, FL but I know they operate in other cities/states.

I guess I am looking for an order of operations so that I’m not putting the cart before the horse.I would appreciate any advice and any book recommendations.

If the mold remediation company performs the test you can bet they will have a terrific, expensive plan for you to get rid of it.

After several years of hell he intimated to me that when he finally unloaded them his losses were close to $85k but I bet it was much higher.

Are you using these numbers to get to your Net Operating Income?

I've worked in PM companies ranging from mom and pop all the way up to operations which manage thousands of units in very wealthy neighborhoods.

You have to have separate trust accounts for security deposits, a trust account to get the rents into and then a regular operating account. 

I also operate in the Greater Toronto Area.Do you know how many units you would consider in a MF property?

A line of credit lets you draw on funds, as needed, for routine operating expenses up to the maximum amount of the credit line.