If you use a hard money lender, you don't have a lot of options as carrying costs will get you.

Not sure if they are currently offering in FL, but can check.In regards to your independent contractor, they should be carrying GL and Workers Compensation, listing you as an Additional Insured on both policies.  

We had to fix everything which is why our carry/rehab costs were $146K and the project took 10 months.

Fixed everything and blew our budget carry/rehab costs were $146K and the project took 10 months.

I am having trouble calculating the carry cost during the rehab process.

I cannot comment on other municipalities specifically.I would say if you believe your own municipality MAY opt in then the next thing to do is into the exempt building class, such as buildings under 4 units, etc.I'm somewhat sure that if NYC has exemptions then these exemptions gets carried forward into the new bill.In my case, my properties were exempt before the bill and that carries forward for the most part.

Mailers won’t help because the ones I’ve scrubbed are showing the same address and they all have mail piled up in the mailbox.

If you're a blue-collar worker making $50,000 and carrying $20,000 in debt on cars and credit cards, a $7,000 roof can be devastating.It also depends on the number of units.

Carry on.

@Derek AckermanI am sort of in your position at this point, it is difficult carrying out family duties while working full time.