For example, I have a private lender that gives me 8-9% on the rate for rehab costs when I am usually getting about 10.25-11.25% on the rehab costs from hard money lenders, and the HML is not sending the full money upfront, but in draws (this is normal for most HML) which is a lot more cumbersome. 

I am not sure if anyone else saw it:"Full and Liquidated Damages": This limits both parties to just the damages stated in the contract.

@Marcus Stokes, house flipping is a full-time business operation, even with current market conditions.

I currently own a few properties here in Bryan-College Station, I have a full time sales job so try to stay as passive as possible. 

This is what I am encountering, in the current Mortgage Industry.If you think you will go FHA, Conventional, FHA 203k, etc. and then Quit Claim the property, to a LLC, or a Land Trust you run the risk of the lender discovering a Title Transfer occurred and activating the "Acceleration Clause" or "Due on Sale Clause" that requires the loan to be paid in full, within 'x' number of days.

Is this your full time 40 hour per week job?

I think you'd really have to work hard by mining bitcoin, leave the windows open in winter with heat on full blast, or something similarly unusual to exceed the cap. 

You should have received your full payment, so give the cleaners their fee.

However, educate yourself on how to lend correctly or partner with a full time private lending company to limit your risk.  

The backyard has a full outdoor kitchen, hot tub and a pool but...