Banks may also offer a construction to permanent option and in some cases you can negotiate a stabilzied release which can be a cost effective option in lieu of completing a refinance.

Hi,Did anyone hear about this company Named: Release or TryRelease.com they claim to be investors help for future investments based on current properties future income, no collateral needed. 

I am sure there will be plenty of information released about how to proceed before the July start of the new regulations.

Is it common to withhold retention from the general contractor payments until lean release is obtained from the sub performing the work?  

I think Airdna just released an article on best areas.As Michael and Chai said.

He already has the $50k with the hard money lender however they will only release funds once first phase of the project is completed. 

If that means the rent goes into an escrow account that's released to the landlord when S/he meets conditions, fine - or if it gets paid to the court as part of the LL's restitution for not maintaining conditions - whatever.

Andrew - I think you've accounted for a majority of your costs, but just a few others to consider include: vacancy factor (typically 5%), turn/over or releasing expenses, and property management fees (7-10%)  - whether you pay someone else or do that yourself you might want to include in your calculation.

They never told me about this fee and won't release my deposit until I sign the release form woth deducts the 400 from mt deposit.

The release form would prevent that.