Having a 24 month term on the front end will also make my job easier doing the take-out loan when it's time to refinance into permanent debt, because there's room in there for a full year of tax returns to have been done in the middle (if your exit plan is to sell, it'll also make it easier on your buyer who will presumably be willing to pay a higher price if they can get an A-paper good mortgage).Ask for a 24 month term, tell your contractor you want it done in a year (and make it financially worth their while if they can pull it off), internally/mentally plan on 18 months, and I'm putting you on notice now to do your tax returns on time, rather than extending them (don't fight me on this, please just do it).Trying to get a renovation mortgage like this for only 1 point is likely a waste of your time, but if you want to ask, after you've secured the above as a 'done deal,' go for it, can't hurt. 

We charge $2200 + fees and taxes in January and $2300 + fees & taxes in February.

Would the property taxes on this property be taxed at the residential rate?

I have done most of them in my rentals.One thing to add is that eviction for lawn maintenance is complicated and I wouldn't go that route, because they are still paying you the rent.If you still want to pursue that please consult with an attorney.

Is there a place that I'm supposed to be looking up the details like taxes, hoa, photos, etc that is understood amongst each other?

Definitely consult a local attorney as it can be expensive if she really has a case.

We will use proceeds from the str to pay the note but may be missing some tax benefits with this structure. - The land was homesteaded under the same parcel ID as our primary residence as it was next door and will be carved out at sale. - We have lived in the house more than two years

Additionally, income from an active business inside of a retirement account will be subject to UBIT (unrelated business income tax), so be sure to consult with a qualified tax professional about the implications. 

I found a company selling small notes on raw land ($10-$50k range) that they buy out of bankruptcy/tax sales. 

You said you checked the county website for the property tax records.