Any surprises in terms/fees?

Any idea why??

There are towns that are not too far where there could be some options for you, but I would start going to real estate investor meetups and pair that with books and podcasts.

These were investments, the value of the assest are there, its the liquid that ran short and had to resort to credit cards to fix up the propertyYou spent $50k from savings, borrowed $50k from a 401k, and are paying it back over five years at around 7.5% interest, then borrowed another $40k from credit cards and are paying that back at around 8% interest, maybe more.

In most of those cases, their broker took a high fee and the investor didn't end up with a great deal.Here are a couple of things that are a tipoff you are not working with a broker with your interests at heart (1) they want to pull your credit before having a conversation, or (2) they send you a long list of things you need to provide them before learning about you and your deal.The conversation should start with why you are interested in REI, then understanding your strategy to get there.

We also see that too, but there's also more Buyers at the smaller price points.

Also the strategy you are implementing plays a huge part with how to proceed. 

Are there other options that could be better for a construction to perm loan (not through a traditional bank)???

Be honest with them if that is what you are doing though so you don't waste their time if they are busy.

entirely stick frame and if stick frame are you using TJI joists, what kind of structural sheathing/fire rating requirements are necessary?