Usually they are ARM's, if the property is already stabilized.

Found a few that charged an arm and leg upfront (5.0% origination fee on commitment and in some cases collecting carry before full principal is repaid along with a hurdle in the payment waterfall).

Everyone I call wants an arm and a leg or is a no show.. please lmk if you or someone you can recommend in the area.

The financing company said they send them our construction budget, but the budget doesn't explicitly show what materials we are using, which are going to be on the nicer end.

You did not deliver so it is only fair that they keep it and giving back 3k was generous, I would not offer anything if it wasn't explicitly stated in the contract I had to. 

Some lenders offer ARM and Balloon loan options, but not fixed rate.

The rules are different,  quebec ,are though in environmental rules. permit are not complicate the city hall will support you .its very expensive land over there.they are more into condo building than apartments. loan system is shorter and go with arms

I plan on investing in a live-in duplex or triplex BRRRR while employed in the Canadian Armed Forces.

However, again a large number of CPAs maintain that the practice can be done as long as it is arms length and documented well.

I'm in CA so i can't help you with a referral on that but as for your contractor being worried about armed robbery during the day while on the job site - you must be in a very bad neighborhood!