@Hugo Luna probably will have a tough time winning any properties with a finance deal. but buyer's premium would be part of the closing costs. 

First I got hit with a fine for trash I was not even aware of in the back of the property. 

What I am searching for is a finance company or organization or whatever that will allow me to do the double close and I am more than willing to talk to an agent and explain what I am doing and whatever else it takes for them to clarify what they need to about me and the deal including the buyer telling them what he knows about the deal and such.I am even open to another idea.

An initial 10% draw, 2 progress draws which will be based off of progress, and a final draw after receiving a clear final inspection and a title update.The renovation work is to be completed by the registered contractor only.

Instead of using inspection contingency to get out of it, why not use a finance contingency?

Of the three approaches, you'll need to decide which is most appropriate and weigh each of the results for a final value.:)  

See your attorney.The concept is a good one and I've done this many times for distressed properties, each deal can be different too, it's never a cookie cutter strategy to get to a final conclusion.Again, RE basics will teach you the best way to proceed, what liens are available to you, structuring the transaction, powers of sale, title interests and financing from other sources to complete the project.

I'm currently a finance student at BYU, plus I work part time as a loan officer.

I have a Finance/Acct background as well and was always worried about lining up the money first.

Is it just a negotiation to land on a final number likely somewhere between $16k and $26k as part of the modification?