Get per unit estimations of rehab costs and then you can let your team do the rest of the calculations.Remember, underwriting is an art and a science.

Pay her a lump sum from your reserves and the rest over time... 

While you want to minimize the financing costs, it also has to be worthwhile for your HML, so you might consider using $100k in hard money, then using your HELOC and/or cash (in whichever order you're more comfortable with) for the rest, keeping enough in reserve for the repairs and renovations. 

Buy personal home (likely 5-10% down so I can spend the rest on investments)2.

That 2021 limit in Oakland and the rest of the Bay Area is $822k, for example ($548k is most of the US, 'normal' cost of living areas), and towards the end of summer and into fall I always do a lot of loans for exactly that number.

I've been in touch with county officials: does the fire department want to have some test burns -- so I can reduce the amount of debris to scrape? 

The entire area around the hot tub, including the steps, had the same mauve carpeting as the rest of the room. 

The rest of the house does not have sprinklers

Of coruse, there is the rest about for capex, reservce, operating expenses, vacancy, etc. 

If we buy and rehab or build new that's what will make us stand out from the rest.