When there is a construction component, it will be structured as a 50% 1st from bank/lender, 2nd interim/bridge and an permanent SBA loan offering through debenture upon completion of construction as they will not fund their loan until the property is fully constructed, a Certificate of Occupancy is issued, and the Lender provides certification that both the 1st TD and interim loans are fully disbursed.

If so, you could quickly get a HELOC or Business LOC for the amount needed and then get permanent financing after closing. 

They can be really sensitive to heat, depending on grade I guess, especially the darker colors (ie: trendy gray), and can leave a permanent light discolored mark after you put a hot plate of food on it...like even out of the microwave.

Get your permanent financing (or at least 10 year fixed rate) financing in line. 10 years should be more than enough to see you through fluctuations in the market.

Maybe I can even move in one of them and house hack till I can get a permanent house to live in. 

Later on you can look at actual expenses and get a better value.The restaurant is a problem because the owners have not been able to find a permanent renter at the price being charged. 

This is not an issue since her mom does not care about her credit and will never live alone (permanently in nursing home).  

After the new guidelines passed in June 2013, new FHA loans with less than 20% down payment have PMI permanently attached to life of the FHA loan unless the mortgagee refinances to a new loan (presumably conventional).To answer your question, I believe the best use of FHA loan nowadays is getting into real estate investing at a very low down payment.  

My personal cell phone to network, permanent number.

I contacted the bank who holds the current loan and he brushed me off, saying they don't make loans on property, only does 3-5 yr loans, that I need a Life Company for a permanent loan; and that he is not a non recourse lender, they need a guarantor, or individual.