I ended up using a local real estate attorney to prepare a promissory note and deed of trust.

Unless you're comparing it to houses with finished attics, using a sqft value for an abnormal house could get you in trouble.  

I do my own due diligence that includes using a 6 dollar tape.

Not to mention, who should I go to for lending, I currently bank with Navy Fed and plan on using a VA loan.

We are able to do the deal with cash, including renovation costs, using a Tenancy in Common arrangement.

I have been wondering if using a hard-money loan would be a better option? 

I know that the end buyer will be using a standard state purchase agreement and will list a substantial deposit, but how do I get my sellers to feel comfortable to sign my contract with no emd before that step?

One way to buy a house at 10-20% below asking price is finding a property that may need some rehab and using a 203k Loan to Rehab the property.

After all, that's the intent of using a trust.You'll need to give notice, have a reading, and full accounting of the disposition of the assets.As a tip: I had financial POA and got that recognized by the bank. 

Are there any issues to using a PM's agent or is that more beneficial?