I argue that the contractor hasn't waited for any finishes from me because I was keeping well ahead of his need for them, but he argues that not having all the finish materials in place is too disruptive so it forces him to go slowly.

Thanks ahead of time! 

So unless you're going to call and say "hello, I would like to put 25.09% down on a home purchase," the terms/fees/apr/etc advertised aren't applicable to you and need not be honored (it goes without saying that "Joe Consumer" isn't going to click on "legal disclosures" in size 5 font at the bottom to read the below snip, so "Joe Consumer" would never know that 25.09% is the magic code to get what was advertised).I could go on, but basically there's no way to advertise rates online and be honest about it.

I would have ignored the covid crap and went ahead anyway!

I would like to thank everyone for their input ahead of time, I really appreciate it.

My business allows me plenty of free time and my wife is a realtor, so I feel like I have a great opportunity ahead.

I went ahead and passed on the opportunity.

So, I think it may work better for me to go ahead and go conventional with the 10% down and get the Freddie Mac backed loan and one time closing at the lower interest rate.

With that being asked so often, should I go ahead and create my personal LLC for this business?

Because I doubt she is buying below market value or anything else, just go ahead.