I have intentionally built a healthy owner-tenant relationship over time, and I find that based on the mutual trust component, she cares for the property better than any other tenant I have had. 

You can DIY, but based on all the things you have said, I think it is time you hire an attorney. 

I feel Hard money lenders are more logic based and rational people.

Does anybody have any spreadsheets or tools that they'd be willing to share with me around some solid number predictions based on interest rates, occ %, etc. 

Property taxes are determined based upon the property’s assessed value that is determined by the public tax assessor.

"All Diversified Lending LLC" based out of Arizona?

Just remember not everyone can get a 3% mortgage and mortgages are pooled in tens of thousands with varying risk profiles. 

There should not be a $100,000 discrepancy in the dwelling coverage (based on a replacement cost estimate.).

There are plenty of renters due to the army base, a management training ground in Juarez, a large number of our employees always to a home to rent, and other factors.

They'll make you rip open the walls to inspect and then reclose them up on your dime.I'd say follow the municipal and lender guidelines as closely as possible for rehabbing, you'll feel better knowing your bases are covered.