There's ways to negotiate earn outs, build in soft costs etc. to help recoup the majority of your capital without the need to spend the time or expense on a refinance.

I would check for water stains on the ceilings and leaks around the windows as well as soft spots on the floors.

It would be best while working with the lender prior to getting into contract on the property to do a soft credit pull. 

In new builds we're using mostly 12' which skews that 3.4 number upwards a little bit, but pretty minimal in the grand scheme of things.As an aside I just finished planning a base model home that is coming in at $64 per sq ft including soft costs.

Well besides the hard costs (construction, materials) and soft costs (permitting, architecture, fees, engineering) people often forget holding costs. 

Without knowing the renovation and soft costs, having the original purchase and eventual sale price is worthless data.

It makes you look weak/soft/afraid/responsive to this sort of demand.

Many options only require a soft credit pull, and depending on factors like location, experience, and credit score, lenders can offer leverage of 85-90% of the purchase price plus 100% of the rehab funds.

Other than that, we usually do 80%-85% of the cost (lot + soft costs + build cost) up to 70% of the As Completed Value.

Any excuse you give (you SHOULDN'T) will be met with challenge, bargaining, threats and sob stories.These people are wasting your time and driving away other customers in your business, and making trouble for you with the municipality, to boot.You're also being too soft and they can smell it on you.