Lending capacity should only matter to those with large borrowing needs and require large legal lending limits but that wouldn't apply to hard money lenders anyway.

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

This doesn't replace the need for a MSA that will capture additional clauses needed on a Contractor-SubContractor relationship, this is just a project specific form you would use in addition to the MSA (prepared by your Attorney):This template is for informational purposes only and does not constitute legal advice.

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

This is assuming the way you notified the tenants of the new rent was considered legal notice in your market. 

Well anyone can write anything into a contract, but whether it is legal and enforceable is for the courts to decide...It is State law here that a contractor must call 811 or they are liable for the costs.

I think hard money lender to take this risk cannot legally charge appropriately which means the law is working against you (the law meant to protect owner occupied owners from unfair loans).I agree with @Jay Hinrichs that your best option likely is to sell on the mls.  

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

A quitclaim deed is a straightforward way to transfer ownership, but it doesn’t address tax issues.