Happy to meet up with you and share my many years experience as an investor and networking with other investors and parting my wisdom.

I remember when Lending Home, now Kiavi started, there really wasn't anyone other than banks and private individuals that would finance a new build...and those were hard to find.

As others have mentioned, having a good ballpark estimate of rehab costs before closing is also smart, and likely required if using a hard money lender. 

Quote from @Mary Holland: I'd love to hear about your experiences and how they compare to other types of commercial real estate financing.

I would more trust a mentor who was part-time, spending maybe 10% of their time mentoring and the other 90% doing deals.

It would split the single parcel into two parcels, one side would be legal conforming 4-unit & the other legal conforming SFR.Thanks in advance!

That being said SubTo might not be the best route and there are few other options you should explore before considering this a dead deal.

Hire a college students/or architect from other countries who can do 3d rendering at a very affordable rate (I pay $200 for 4 first time super realistic 3D renderings of the exterior, repeats are even cheaper) and do a number of elevation studies before you down select your exterior paint and finishes.  

One said I needed one type of exit light, while the other said the municipality couldn’t make me do that kind of thing and I could go with a different cheaper option.  

Are security deposits needed in addition to damage waiver, or do you pick one or the other?