Everything has been cash so far but I have contacted several local banks and all of them have said about 1-2%+ above regular mortgage rates, 3-5y ARM with 15-25y term, and 20-30% down.

The vast majority of "regular" or traditional (Conv/Govt) mortgages are originated by specialty lenders and brokers and are sold in the secondary market to provide yield on bank balance sheets (think Chase or BoA) or to be securitized into MBS.

The wire instructions I received were also different from the entity listed on the contract, but in my case, they explained that the funds needed to be sent directly to the contractors handling the rehab, which aligned with the project’s structure.I proceeded, and everything went smoothly, with clear communication and regular updates throughout the process.

One of my friends uses comped quarterly cleaning as their inspection day and trains the cleaners to take photos and videos of everything.

Wholesaler had it for $90k "as-is", another wholesaler bought it, cleaned it out, and relisted it for $120k.

We have a few of these (not this brand but they are all the same IMHO) and they will help keep the sofas clean$89.90 - uhome 8.5qt Stand Mixer - https://www.walmart.com/ip/uhomepro-8-5QT-Stand-Mixer-Home-C...This is intriguing to me.

Become a regular.

I would add that you can go a long way just having some clean color schemes (two wall colors and one trim color will do almost any house) and a few tasteful accent pieces. 

Never pay for work that hasn’t been done.3.Verify Work Regularly: Have an objective third party inspect the quality of the work weekly and provide updates.

The place actually looks nice and clean.