Is that a Fanny Mae/FHA thing or based on the lender?

Upon its effective date, this document hereby releases any mechanic's lien, stop notice, or bond right the undersigned has on the property located at ___________ for the work described above, including all labor, services, equipment, or material furnished on the job.

^this is assuming you want to refinance based on the full fledged value after rehab/value add.

They also bother our HVAC guy to do general handyman tasks when he is there and I am paying him hourly for HVAC services only. 

I have been told by some people that the lease being signed over would only cover existing cell services at the time.

Last week this tenant casually informed me by text that he had hired a heating guy to service the furnace of the building that is in his half of the duplex.

Postal Service, and recording same in Quickbooks.

The refinance is based on the appraised value, which is usually around 25% more than your purchase price. 

Hard money lending is based on the deal- and you won't be able to view the property, get solid comps, present it to the lenders, and have them decide.

For the bulk of my real estate service career I've sold Oregon Coast property and STR vacation rentals with ocean views and occasionally oceanfront locations.