Hey Steele - While some lenders may offer 80% LTV, it's typically a more challenging qualification process, so just keep that in mind.

Once you know your price range and what you want to put down if using financing you can typically have a bank approval same day.Once approved if not paying all cash you talk with your agent or even self-explore and use the listing agent in most cases.

I've done dozens of renovations now and I still use the 20% buffer and because of that I'm typically able to come in at or below my budget.  

Someone is lending you money, Typically 12 + 3, Good luck 

When choosing a hard money lender, investors typically prioritize a few key factors.

@Jody MartinezYou can pull the permits typically for the GC but not for trade permits. but if you do the work are you going to disclose this when you sell that you hired unlicensed contractors and notify your insurance if same?

Typically, it would be covered by the late fee income. 

Typical 3/2 here= AC $7,500, WH 1,500-2,000, roof 7,000 -10,000. 

Demolition and Property Safety:If a home doesn't meet safety standards after a tornado, the process for demolition typically falls under local government jurisdiction.

The biggest issue I run into is that the minimum loan amount is too high for most markets in our state. what are the typically minimums you see?