Ensure you fully understand the terms of the loan agreement before proceeding, and consult with a financial advisor or real estate professional for personalized guidance.

I am looking for a private lender to finance my rehab on an already owned, gutted property in a desirable neighborhood of the city (Upper Lawrenceville): demo complete, structural engineer sign-off, architect-approved design to move the stairs (which is not a small deal in Pittsburgh), and city permit.

I don't think private lenders would have this requirement, unless title companies encourage wet sign as standard practice.

I would house hack and find traveling professionals to rent to. 

I think we'll take out private loans for tuition.

If you're using a professional PMC, then there shouldn't be anything you need to do.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Without a professional inspection and a detailed quote from a contractor, that estimate could be far off once you get your hands dirty.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

In some areas, the city would require professional reports on geology, water run off, traffic and street improvements.