Like you mentioned, I suggest after you've ran some preliminary numbers on the property; find a qualified agent and possibly another contractor who has worked on investment properties to walk you through and put together a scope of work. 

At the same time you’ll file a Preliminary Change of Ownership Report explaining the reason for the change (name change due to marriage), and an Affidavit of Exemption from Documentary Transfer Tax (since you’re just correcting a name and not actually changing ownership) so you don’t have to pay any fees. 

I am getting some preliminary paperwork together for a private money lender.

I am uncertain about whether my running numbers is entirely accurate, since I am missing some details for my preliminary offer.

You could also ask for their hourly rate (might be around $150/hr) with a Not-To-Exceed limit, and bail if it looks like the feasibility study won't work out before the hours start exceeding your preliminary budget.

I have read that she will need to complete a  Preliminary change of ownership report as well as a Tax affidavit. 

You can see sample blank grant deeds here, along with the preliminary change of ownership form.  

I just started the preliminary discussions with a different broker (I used a 203k loan for a part of the rehab) and I’ve heard from some people refinancing is easy and others say it’s a pain in the ***.

I would wager that you could do that in a matter of a year (even with seasoning requirements). 

About this report: this is a preliminary report but most of the rental info are current and verified estimates.