I have spoken to a few lenders since the post and found a few who don't seem to care, or even ask if the work is permitted.

I checked 3 websites and all the review was bad and looks like a scam. 

With x number of hours in, and time to contemplate what life will be like with the transaction concluded, the other party is more willing to concede points, accept a less favorable outcome, and provide greater advantage to you.The other thought is to QUICKLY separate the “real” deals from the overwhelming majority of buyers, sellers, borrowers, lenders, etc who MAY do a deal IF and only if they are getting the deal of the century.  

Seller carries back a second trust deed after you close a new mortgage and you both don't tell the lender.

I have one LTR that I do plan to leverage to purchase my next property, but I am really looking to find hard money lenders/investors to help fund future deals.

You can also search Google and read reviews.

Use a hard money lender and our own money for the rehab and then refi in our names? 

@Neil WarrenTypically no - lenders don’t lend on down payments.

But, some due to lenders looking.One lender/servicer is HomeLoanServ. 

Because most lenders think we're crazy, it’s been a tremendous competitive advantage for our business.