The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Look at the cost of the penalty and the overall cost of the refi and compare it to what you'd save/the extra cash flow with a lower rate and see what pencils out better.

Additionally, Mezzanine Debt may sometimes allow for a second lien recording, providing an extra layer of security.On the other hand, Preferred Equity generally does not carry a maturity date like debt instruments.

That leaves 72,500 extra. 

For example, I  never hear stories of the turn key provider spending extra sound proofing between units or investing in better quality fixtures or other high touch building materials so that the end buyer can enjoy reduced maintenance costs and better tenant engagement.

When you use a Big bank you avoid having to pay the extra "middleman" fees and points. 

Many investors prefer to take out the full $100k upfront, even if they don’t use it all right away, as it avoids extra costs down the line.

I would start with, "If I paid you 10k would you release the extra lot so that I could build on it?".

We rented to them as they had cash from selling their home and paid us first, last, and security plus 3 months of rent extra.  

Everything was reinforced with extra beams, so we just didn't make it look pretty since it's in the attic.