Asking in the correct forum will get a better response.Need a spreadsheet or form?

My experience has been that this is absolutely correct.  

That part is not as straight-forward.Such operating agreements are frankly costly when done correctly.

Then, with reasonable confidence you can estimate costs.I personally don't love the square foot estimating method for remodeling as I think it is an easy way to lose.

You are correct.. don't educate when you lack ETHOS (trust/credibility). 

I believe that the ARV I originally thought was correct of 160-165k which after a cash out refi will get me my money back and then be about break even.

A 14-50r plug was always the preferred method, especially before the world woke  up and switched to the Tesla charging standard.

I hope I understood your scenario correctly.

Thanks Tim - yup you are correct.

@Nik Farooqui You are correct in that GC licensing is never a requirement but it is more of a "silent factor" that can make a lender more comfortable lending hard money and thus the approval and loan process easier.