Any good resources for learning about hard money loans?

Hard money loan that covered 100% of rehab and 90% of purchase.

Also, I would like to point out that at Rent To Retirement, we work extremely hard to provide a positive experience for investors. 

Your 'cost' should include everything, from land purchase, soft costs, holding costs, and hard costs.

That will not get you to 100k as at best you could go DSCR and get 80% (if numbers even work).Regarding property not complete, if you have paid cash to date, your best bet would be to get a hard money loan for $100k to complete the renovations and pay off some debt and then refinance once its completed.

It's hard to give much advice without more numbers.

Location wise this is in a fantastic intersection in one of the affluent suburbs in the country (Metro Atlanta), hence, assuming finding a new tenant is not that hard...but I could be wrong..

If it's so hard, why bother at all? 

FHA does not allow you to do things outside of the home like adding a fence, hard scaping, retaining walls...   

You're trying hard to get that 3rd night even.