Can someone answer my hard money lender questions?

[Ben C.]

Hello, 1) how can a hard money lender commit to a rehab amount they will fund prior to closing? Architectural drawings aren't done until after you close property (and only then can you have exact #s from contractor). A scope of work provided with an application is clearly an estimate as you can't see behind the walls/ know to the dollar what things will cost etc. 2) do all HMLs require inspections and appraisals (therefore you must keep these contingencies and make your offer less attractive vs cash buyers)? 3) do all HMLs require you to pay points on top of the interest they charge? 4) if your contractor will wait to get paid a few days after the draw must you will stay pay them upfront and show proof of this to lender before they will release funds back to you? Thanks!!