I am looking for a private lender to finance my rehab on an already owned, gutted property in a desirable neighborhood of the city (Upper Lawrenceville): demo complete, structural engineer sign-off, architect-approved design to move the stairs (which is not a small deal in Pittsburgh), and city permit.

It only cements what I have long been doing as "the way". 

It is not a full legal separate apartment because there is only the back door to the outside, and maybe an inside stairs to the first floor.

Some flippers just were hit with almost $800,000 in fines for improper removal of asbestos cement siding on one house: https://ohsonline.com/articles/2019/01/25/asbestos-violations.aspx?

We will need to run some new electrical, add a new outside door and add handrails to the stairs.

Stair treads are outrageous.

My main concern here is that you have to go down 7 stairs to be in the main living area (living room/kitchen), the main window is a little bit small. 

We are the first room at the top of the stairs

I'm not going the turn key route so I would be responsible for the following GC work; Site work, foundation install, furnace/boilers install, water tank, septic, connect plumbing, install panel boxes (panel boxes provided by modular company) and connect power, interior flooring, appliances, complete the siding/roof (15%) as it is delivered 85% complete, landscaping, front porch, final coat of paint inside (comes primed), 2x stair sets to the basement.My question, do you think the $94 a square foot is high? 

Only contracted out the cement, Sheetrock, well, and asphalt driveway.