If no financing I would use bigger pockets forum and seek out a GC based on the area.

Rehab funds are issued through a draw system based on work completed.

Hi Don,I'd imagine you could get very close to the upb on the note say 75%-90% upb based off of a few factors, such as borrowers credit and value of asset.

I took a screen shot of the word doc. 

I'm based out of Cleveland, but am licensed to lend in Florida as well.I lived in Tampa for 5 years and got my master's from FSU. 

captial partner is probably what your looking for.I would advertise on Pace Morby's facebook lots of beginner investors on that site that might do deals like this .. most experienced investors wont do gap funding based on risk. 350k unsecured line from a bank is really good those are hard to get.

Remember my words :) 

Based on what you wrote, this has nothing to do with the tenant and them not being home is not a reason to keep their deposit. 

Lenders will want to verify your income, debt, and credit whereas on a Hard Money loan, lenders will qualify you based on the deal itself and your experience.  

Screen people based on income / credit and you will get good tenants.As far as a discount to pay on time, it is more customary to charge a late fee if they don't pay on time.