We closed in March, rehabbed, rented and we're ready to refinance, but conventional loans need a 6-12 month seasoning period and a DSCR loan will only give us 63% LTV, astronomical closing costs, and STILL won't come even near to reimbursing us for HML loan or our out of pocket costs.Our solution: We found a local bank that will give us a conventional loan (non-owner occupied), 20 year term, 7.9% with a three year arm and we are going to JUMP on it. 

So normally you need to front the rehab and get reimbursed so this can be another 10 to 30k per draw you need in cash ..

And you would need to pay for labor and materials then get draws from the rehab escrow to reimburse you.

Keeping in mind that most hard money lenders will escrow your rehab funds so you'll need cash on hand (or another means) of funding your rehab until you're reimbursed for that expense.

They said I would use their "Fix N Flip" loan (13 months, interest only, funded 100% of the construction costs on a reimbursement model), immediately followed by their long-term rent loan (30 year fixed or 10/1ARM, Cashout Refi up to 75%).

Will we have a harder time receiving reimbursement from the admin company for damages?

IF all expenses AND income have been paid through the PM (Property Taxes, Insurance, Mortgage Payments, Service Contracts, Capital Improvements, Maintenance and Repairs, Utilities, and anything else related to the specific property; income such as laundry income, parking charges, late fees, rent, utility reimbursements, damage and repair reimbursements, etc.), it is a relatively simple matter for the CPA to pull the figures from the year end reports to prepare your taxes.Most PM contracts state that that their duties are to "manage" the property, including showing Prospects, soliciting Rental Applications, and selecting Tenants; completing a standard Rental Agreement package that is tailored to the property and locale; conducting move in orientation and inspections with full documentation and photos of conditions; managing the Tenant during occupancy, including handling routine repairs; conducting move out inspections and documentation for reconciling with SD; depending on spending limits within the PM Agreement, handling turnover repairs and ensuring invoices or written estimates are obtained within the SD deadline period; obtaining one or more proposals for projects over the PM spending limit.

You can always try and get reimbursed for the cost of the appraisal from the seller but let the lender engage the appraiser directly.Regarding a Phase 1 environmental, you may want to go ahead and budget for this report regardless of whether the lender requires one or not.

Creditors may be secured, such mortgages and other lien holders, as well as unsecured such as burial costs, state benefits reimbursement, and other persons and companies who are entitle repayment.There may be ways to complete the sale if you can address all of the issues if the attorney and his client  and all heirs and claimants are all in favor of the sale. 

Technically they are supposed to reimburse you for moving and storage, but I won't hold my breath.