Unfortunately the bank loan market has become really tough, with the banks tightening restrictions, imposing difficult metrics to deal with and applying commercial rates and fees to my property.I've been able to get a basic commercial loan offer, not what I wanted, but what I could get.  1m loan, 5% fixed rate, 5 year term, 1.25% fees and legal up front, and a lot of paperwork and hurdles to overcome yet to ensure I actually get the loan approved.  

Let’s say the lender provides the borrower with the options below for a $500K loan. 9.99% and 1% $4,162.50/month and $5,000 upfront 10.99% and 0.5% $4,579.17/month and $2,500 upfront 11.99% and 0% $4,995.83/month and $0 upfront See the breakdown of the total fees the borrower would pay in the table below.

What I have no idea about is how much it will cost me to construct my whole project from start to finish including permits, plans, tax, fee's, etc. 

And any pros or cons to using a hard money loan vs your own cash (of course besides the money lost on interest,fees and depleting your own cash reserves)?

I’ll finance all of the closing costs (doc fee, flood fee, mortgage recording fee, title opinion, abstract update for final title opinion). 

@Nat Chan I would terminate the agreement unless you will pay a large termination fee.

I’m writing this because I need some strategies and ideas on organizing and jeeping track of expenses, numbers and fees.

Think of their fee as extra insurance that the deal will close. 

The property was just refinanced but wasn't able to pull money out due to fees and such. 

I understand how the fees can pile up for property managers, but what are good questions I can ask that will help me weed out ones that don't perform.