I understand that with traditional mortgages, it is unlikely to receive lending that incorporates speculative renovation costs.

These modifications are carefully crafted to incorporate ADUs seamlessly, aiming for a delicate balance between increased urban density and sustained neighborhood character.

I don't know about your state but mine (TN) has a lookup tool that will show you the agent's original license date, the brokerage incorporation date, etc. 

What changes did others incorporate into their leases that were influenced by this years tenant interactions? 

I've used to it myself to analyze all of the 35 units I bought over the last few years and personally talked to 100's of other investors who've analyzed and closed on great deals using it.I'd love for you to actually try it and would be happy to receive and incorporate any feedback you have into future releases.

I've incorporated the following assumptions across all my deals,1.

I’m currently going through the process of getting a HELOC and feel confident we’d be able to fund a purchase using that but using PML has ultimately been a goal of mine and would like to incorporate it into one of these purchases if possible. 

I do see many investors incorporating a similar strategy with new construction builds, heavy rehabs, or in instances where the property was bought far below market value (usually a wholesale type transaction).

How did you incorporate the funding fee PLUS the closing costs?

Then, once you incorporate an entity structure, that will play a part as well.Hope that helps!