Can I fund the purchase, renovations, and permit costs with private money then refinance while work is in progress to a conventional loan? 

What can I do in the meantime to feel like I'm continuing to progress?

40+ hours, on site with significant progress made each day? 

I've been following the progress on the Amazon HQ2, and the mere fact cities were designated as candidates has made them affordable investment markets.

I would be surprised if you find any quotes for under $2,000/year, you might get one from Geico/Allstate/Progressive or one of the big companies, but its unlikely that coverage will stick after inspections or they look at it further.

I am in no way advocating that people need or should sell their rentals its a personal decision on my part. at one time I wanted to own 5,000 doors and had things gone a little different I might have actually got there.Now other opportunities have surfaced over the last 5 to 6 years that are more fun for me.Also my kids Grand kids have no real interest in landlording.. and I have invested in path of progress dirt in some stratic areas that will more than take care of their future schooling and other needs and if one comes in .. they will actually probably be set for life with no work on their part.. just sell to a big developer and call it a day.. those kind of deals have about ZERO interest to most on BP who are cash flow driven or think or want ONLY cash flow.. so no need to even go down that road.I do believe and have seen over the years that 75 to 80% LTV if you have to liquidate is really no equity at all.. given sales costs buyer credits home inspections that require work up dating and recapture..

Partner and provide the missing peices...Yah I've been looking for set person but no progress really 

Have you made any progress on this deal.

I do not want to allocate/spend any of those funds until the lease progresses - pay myself rent month by month from that account, in case of something happening or eviction etc.

Unfortunately I have nothing to offer in your area except words of encouragement - Best of luck and looking forward to hear about your experiences and your progress!