I have read, watched and listened to most every piece of content I could find on this topic and I am just not seeing much downside and am seeing a TON of upside.

You need to keep doing your research and find a new lender.

With a good credit we can get a loan (just have to find a good lender) and have money for downpayment.

Shingle manufacturers change their colors every 5-8yrs, so you should be able to find the same matching shingle and blend it into the existing. 

Hi Faiz,Private lenders typically offer both bridge loans and term loans - 12-18 months and 30 year long loans respectively.Within bridge loans you can find fix and flip, groundup construction, and stabilized bridge.

Consider saving up $10-$20 per square foot over the next year.Apply the Enemy Method to find and study your comps.

Koevenig does not have a general contractor license he has an HIC license and from the public data I could find on his company listed here:https://www.buildzoom.com/contractor/cbus-remodeling-llcHis license may even be currently inactive.

Hey all you land trust junkies I just got an e mail from a title company in MO that closed a deal a few years ago and the buyer put it in a land trust they are trying to sell .. but the title company wont insure it as they claim land trust are not legal entities in MO.so title needs me to do a new deed to clean up title which of course we will do.. but just think if the sellers in other situations were not in the bizz like us and would not understand or respond or you cant find them all those land trust are dead in the water currently.  

If they don't then try to find a bank that will allow this work around.

Sometimes you can find a HELOC with no costs but you have to keep it open for a certain amount of time - I'd get clarifiation from wherever you get the HELOC since your plan is to pay it off when you refi.