homeadvisor.com is helpful indeed, but only for projects in the US.

It can be a good project for the use you've described.

Hope that the project(s) go well and the future does not hold any more Insurance snags.

With pro can you create an entire presentation/pro forma that is professional to any investor with all numbers and projections? 

Also looking to see if anyone knows someone that does bigger projects, possibly looking to add a kitchenette in the basement and some bathroom work.  

One of the most common issues with projections is wrong rental projections that are too high.2) No mention of neighborhood type.

I think at the end of the day, the question to ask yourself is how quickly you want to move on to the next project.

We’ve had this property for over ten years and plan to take the equity (via 1031 exchange) and invest into a larger project(s).

My 5 years of learning full time, 7 days a week, and seeing stories from both sides I have never read or heard that a couple of points in a loan made the difference to the ultimate bottom line of a project. 

Bouncing around from being a Mortgage Consultant, Real estate agent, Project Manager, HOA Assistant Manager, and finally settled in at as an Accounting Staff at a Property Management company.