It’s very possible to get it down to 75% by doing the project as a whole instead of 2 stages.

Something with high execution risk like ground up construction or heavy value add, is going to be much more susceptible to a downturn than something like a core real estate investment that has much lower execution risk.As a conservative investor, at this stage of the cycle, I don't invest in anything unless I can run a recession stress test on it.

Seems the terms are better than a commercial at this stage (1st property) rather than putting it in my llc.

A few months ago, I posted an article on a flip that was in the beginning stages in a historic district of downtown Tucson: https://www.biggerpockets.com/forums/311/topics/55....

I doubt there would ever be a better time to sell before renting again or moving in since all the staging fix up for sale will have been done for you. 

We want to buy the new house first, move into it, then stage and sell the old house.

If they're already trying to skip the rules/requests in this stage, what's going to happen in a few months after they move in and are comfortable?

Selling Costs Agent fees should be at 5.5%-6%.Closing costs 1.5%-2% of the sales priceAlso for a $1M home, I would budget for special marketing and staging. 

Upper Medford if they do ever do a 2nd stage green line expansion? 

I am in the final stages of writing my contract for my wholesale deal (I meet with the sellers to sign tomorrow) and I just want to make sure this is 100% without a doubt right.So, I have it written in my contract that the EMD will be credited to the escrow account at my title company FOLLOWING the 20 day inspection period.