You owe money secured by property; you don’t pay when owed, you lose property.  

I decided to put security and doorbell cameras all around the exterior to deter her From repeatedly breaking lease. nothing  what do I do?

I laughed and stopped listening to the guru when I realized that you can't just tell people that their money is secured by real estate and that in 2nd position they will ALWAYS get paid.

Its not that the operator does not qualify its just the banks by and large do not have that product.. what a lot of bigger players do is use their securities as collateral and pull loans through that avenue and those can be very good rates..

Hearing date by city for official approval or denial is in august.My current loan has about 145k left on it with a 3% mortgage.ideally would like to subdivide keep my existing mortgage on my current home and not affect the rate then get construction loan for new build.

I would personalize it with a picture of yourself and sign the bottom to make it official.

We secured the property for $28,000 and sold it for $41,500.

There's so many links in the chain that can fail in that 30 days between when you get an executed contract and when you officially close. 

I’ve heard about ‘gap funding’ for fix & flips to cover down/closing/holding costs in addition to the hard money loan for most of the purchase price & rehab, but how realistic is it to secure that type of funding?

For borrowers or investors interested in properties that sellers will not carry or without an assumable loan or accessible reserves, my suggestions would be to try and secure a seller concession towards closings costs or an interest rate buy-down.