I also have a nice cash flowing 4 plex in IL that I’m planning to sell off market. 

Note that you may need to submit documents to them, but do not sign another loan estimate/intent to proceed unless you plan on switching, in which case you need to notify the other lender ASAP.

All the while, they’ve been delaying because “contractors plans aren’t clear for ARV” ... even though I’ve sent layout, and drawings and contract with the contractor.

Come up with a plan but be firm.It is not uncommon for tenants to consistently pay after the due date, but consistentely paying at the end of the month is not acceptable.

I plan to still keep the few rentals I have here in my rental portfolio, but will be doing more research in other markets such as St.

Couldn't the planning department of the jurisdiction tell you what you need to in regards to the environmental?

Hello,I just bought a SFH in Southern California and planning to do a full gut and convert the garage into a unit.

When I make offers on REOs on behalf of other investors who plan to use hard/private money, I make the offer the same way I would a cash offer (no financing contingency, etc), and then in the special stipulations, I indicate exactly how the buyer is purchasing the property (with private/hard money).

Hopefully you can make this work because you plan to live in it.

From all of the information my wife and I have gathered thus far plus our long term plan to purchase # of properties and then pay them all off, we felt this was the easiest barrier of entry.