The current way the studs are built is not up to code, so they have to rebuild the entire structure of the kitchen wall This is not uncommon especially when renovating an older home and when budgeting you should also carry a very heavy contingency for unknowns. 

Depending on your new job as a 1099/self employed, there are likely other loan options available that can work.

Chicagoland is extremely tenant friendly so understand that going in. 

A friend recommended a known realtor in that town to sent a referral.Question: Can the referral agreement stipulate that the referral fee (if a transaction is closed with my referred client) be paid during the closing of the transaction, for transparency and expediency? 

I have some friends who have and have not looked back.

One option that has worked for us is taking out a loan against your 401K. 

Good point - At least in FL, since I am licensed I can pay to the other agent's broker legally.We pay the same regardless if it is an RE agent or not, i.e. we pay that same rate to friends, family, current clients, vendors, etc.

They do offer access to mutual funds, but I do not love this option.

What's a friendly foreclosure process?

Eliminate debt, establish a budget, and save.