My question is, am I able to combine the two?

My bigger houses have 2 washers/dryers/fridges.

But to answer your question, it’s a combination of your engineer/architect and the city building department. 

This being said, most HM lenders will usually only lend up to 70%-75% of the ARV (both asking price and rehab budget combined), have you put some analysis into what your property would be worth after repair? 

On the other hand, you could buy this with a combination of institutional financing and Owner carry.

By selling my "liability" I was able to acquire 3 houses with $90k in total debt, estimated $80k+ in equity, return my initial investment to myself, have about $15k left in reserve from the refinances, and the properties are combined cashflowing about $1500/month using a conservative 50% model (i.e.

I recently got a call from a woman who owns a vacant lot. a Lot that I thought was 7500 sq ft and zoned R1.5 - come to find out she actually combined the lot with the one next door and its 15k sq feet.

We have to pay for a business license for washers and dryers and we have to pay a fire department inspection fee that is about $125 every year. 

I did a tenant screen check (cozy.com) on all 3 individuals that will be living in the property and everything checks out and they make a combined $5500 a month, they currently study and work.I’m not too crazy and the flip because there isn’t much equity to be made over spent on the rehab i think so I’m left with about 15-20k if it sells with the current price listed but doing a BRRRR may make more sense in this situation.

Some of the "nothing-down" proponents used to , and may still, suggest that you give a seller the choice of several different scenarios for the purchase of their property.For example you could offer full payment in cash, a larger payment with owner financing, a lease option, or any other combination of concessions and rewards to entice the owner to sign.Thing is, I do not know how well this would work for you.