With this process in place, they can make the same amount to change out a light fixture whether it takes them 30 minutes or all day, that's up to them.

., the destruction threshold); which Property characteristics the destruction threshold percentage applies to, such as market value, assessed value, replacement cost, or unit count; for Properties with multiple buildings, if the destruction threshold percentage applies to each building, or all buildings as a whole; the replacement cost to rebuild per current requirements for zoning, and land use; the Property’s continued marketability, and economic viability; the amount and type of Borrower-maintained insurance coverage required per Part II, Chapter 5: Property and Liability Insurance, Section 501.02C: Ordinance or Law Insurance; insurance loss proceeds payout, compared to increased rebuilding costs, including from building code changes, Americans with Disabilities Act compliance, and the municipality's local zoning requirements (e.g., green compliance for new buildings, etc.); the sufficiency of estimated insurance proceeds from ordinance or law insurance and other coverages to repay the Mortgage Loan in the event of partial or full casualty, or condemnation; and for a Tier 3 or Tier 4 Mortgage Loan, if requiring execution of the Limited Payment Guaranty (Form 6020.LPG) would mitigate the risk of the as-rebuilt Property not supporting a Tier 2 Mortgage Loan.

At the end of the day, nothing is free, you will pay the price for free in expensive mistakes or lost opportunity cost or time lost or money or all the above.  

In the term sheet it should say if they do not fund then a part or all of the deposit is returned.  

Another option is finding a deal where the owner will seller finance some or all of the down payment portion and is okay being in 2nd position.

I am looking to sell some or all of my properties.

3) If I were to create a rental agreement essentially leasing my Home office space to any or all of these LLCs, can each of these LLC's have a separate Rental agreement with same residence ?

These are properties you can rehab and furnish yourself, with the potential to refinance and pull out some or all of your initial investment. 

Flat rate is assigning a charge to each task , now if they say before the job they charge 2 hours to change a bulb , thats what you pay , if it takes 10 minutes , or all day . 

This sounds like an excellent candidate for a "wrap" or all inclusive deed of trust where you would pay the seller and lender (through a title company or loan servicing company) the new, agreed upon payment based on what terms you negotiate.