Some are definitely appear more plausible than others, and I am definitely going to consider each one in relation to the merits and my situation.

its not that HML have easier terms than banks many don't.. its that banks simply don't like fix and flip financing no matter who you are .. and the HML provides a niche that banks wont serve.buy and hold any number of lenders do that from soft money to national lenders. 

But that doesn't sound like the case here.Having said all of that, it is concerning that there doesn't appear to be open communication between the PM and you.

When you start you should "stay in your own backyard" so it is easier to get to. 

It’s always easier to refi than it is to purchase with a traditional lender.

The following items were checked: Subterranean Termites, Fungus / Dryrot in siding, roof sheathing, Water stains noted at Master bedroom closet, The Subarea below the bedrooms is inaccessible for inspection due to Dirt covering access, Evidence of Subterranean Termites was noted at/in Subarea which appears to extend into inaccessible areas (garage). 

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Somewhere in CDs underground line is blocked so we will have to dig up our gravel driveway (100 ft or so) and replace.It would be a lot easier to tap in to ABs water in the crawl space and run a line to CD (only about 20ft away)Our water bills here account for water ~15$ a month and trash $60 a month.

How does one prove this if the Tax records say otherwise (but appear incorrect).

It's easier to get away with murder than it is to cheat taxes lol.