I'd like to propose a counter-point to some of the arguments here.

At the requested loan amount we’re raising the cap rate 130bps and still supporting the proposed refinance value of $1.335MM which supports the loan amount of $1MM at 75%.

Regarding the proposed language you provided above, take whatever book, etc. you got this from and toss it as it's nothing but a problem looking for a place to happen.

Also, some banks will run a portion of proposed short sales thru auction.com looking to "verify" the price.  

Newbie to investing and I'm working with a hard money lender who will provide 90% of rehab costs, but I need to submit a line item job proposal.

My business law professor at Florida State was actually on the committees that wrote the original legislation so he spent a lot of time on teaching about them.   

The lesson learned is that its better to have a unit that is in need of repair rather than trying to repair it so it can be rented immediately upon close.I am trying for an escrow hold until the repairs are completed and also argued these are not structural repairs but I am doubtful these proposals will be acceptable.  

The tenants obviously want to stay in the property since they make visitations difficult for prospective buyers.I have very limited cash on hand, have been operating from a student and bootstrapped entrepreneur's budget, but I have come up with a possible creative proposal which I think the seller will be amenable. 

I would gladly work/learn for free but is that proposal too broad?

Though I'm very new to investing, I can tell you anecdotally that property values near our new "Beltline" path and proposed light rail are soaring.