On an investment property; A SFR if you have #1-10 mortgaged properties, you can pull out up to 75% of the equity and on 2-4 units is up to 70% equity, for conventional financing.If you include on your closing statements (which vary state to state - HUD-1/ALTA statement ) the renovation costs - and have them charged at closing......

Plus they are requiring Phase I, ALTA, Seismic, and Appraisal.

@Eli Schwartz it shows up on both sides of the closing statement or HUD or Alta settlement statements as rehab credits. 

@Darren Crawford  @Zach Griffin is correct, the typical conforming commercial loan is a 5-year fix with a 20-year amortization (Fannie and Freddie small balance loan minimum amount is $1MM.) but there are Alt-A products that either have a 5-year fix, 7-year fix, 10-year fix and even a 30-year fix with a 30-year amortization.  

I purchase the home with a hard money lender and I include the rehab costs into the purchase as a credit on month sided of the HUD or Alta or settlement statement.

In the second, the insurer is not advising the insured as to the status of title, only that if there is a defect in title, not otherwise excepted or excluded from coverage, the insured can recover their actual loss, again as defined under the policy from the insurer.The first insuring provision of the standard 2006 ALTA Owner's Policy is indemnification against loss or damage related to title to the estate or interest described in Schedule A being vested other than as stated therein. 

An Alta survey will show you improvements on the land.

If you have an ALTA 2006 Owner's Policy the definition can be found at Conditions And Stipulations 1.

@John Kingry Your situation may be resolved by purchasing an additional insured endorsement to your owners policy... not sure where the property is located but around here this would be an ALTA 15.1 / 15.1-06 endorsement. 

Hello,My sister's house is located in the town of Toa Alta. 3 Bedroom, 1 bathroom, big yard, recently renovated (I believe she mentioned doors and windows).Sadly I did not have too many houses to compare them too on the same town, but I did compare to other close towns.