Will hard money lenders lend on something of this size?

Half of the PM's down here can't read contracts, don't know how to inspect a property for damage, etc. - they just use whatever contractor is giving them the most free stuff at the time.  

I really don’t want to lose this buyer—what’s the best way to make this work?

Hey Paul,This is a great question, and it’s smart of you to dig deeper before trying something like this.

This was all without my knowledge or permission.

But you didnt have too much room on this one in the first place.

Did you do this deal or was it one of your clients? 

However I haven't found any clarification on this aspect yet. 

How did you find this deal and how did you negotiate it?

and why are they needed in this deal?