Are they doing everything they can to expose properties to the widest possible market?

3) With remodel Complete, I want to refinance and pull out any equity; Would that expose me to another hike if the value of the property has increased significantly?

if you can't do the things needed to separate the yourself from the entity you may be personally exposed anyway. 

Will I be kicking myself that I left myself exposed to that much risk?

Here is the problem: a substantial profit on a flip can very well push you into a higher marginal rate whereby you will expose yourself to not only paying higher rate on the flip income, but other earned income as well.

Essentially when the demo was done you could stand in the basement and see the roof and all exposed brick.  

(The bank is not going to just sell it at a loss to the first person who talked to the seller - they want it exposed to the market to get maximum value out of the sale).That being said, both of the above options are a real pain to deal with, and the odds are extremely long that the bank will sell to you at a significant discount.Here in Florida (even after #2 is complete), the short sale addendum to our contract allows the bank up to 90 days to review an offer.So, what typically happens is:1.

There's no need to list your personal name and it may expose you personally to liability. 

You can mention me by using the @ and my name.How the buyer wants to improve the property, how they finance and have work accomplished exposes a lender to additional risks, such can be managed without significant concern if planned properly.As to risk, really, not that much different than owning and leasing, just different kinds of risks, you know the collateral, that eliminates much of the due diligence other lenders must overcome.

(wood destroying insect/wood destroying organism) activity and damage amount I might suggest 2 things. 1-You want to do a re-inspection after all the inaccessible areas have been opened and all the damage has been exposed for full inspection prior to repair.