On the weekends I like to knock on the door and give him a free report and introduce myself if you're not there for yellow sticky note on the door saying "is this is still for sale?"

Regardless of the 5 or 7 year limit for bad info to stay on your credit report, some banks still maintain their own private records forever.

I have had the process explained to me this way: 2 options1)  Allow six months for title seasoning, then do a rehab loan for up to 80% of the ARV, points and escrow fees the whole deal.2) At closing, have clearly articulated on the HUD-1 report who the GC is and have the funds dispersed DIRECTLY to him/her.

The major issue is that most commercial loans you will have to renew every 2-5 years (updated credit report and appraisal) so if the market turns negative and your loan is up for renewal the bank might lower your line of credit amount or call the loan putting you in a situation where you could be forced to sell the property. 

Eventually, the true rehab cost is going to reveal itself.  

@Darryl Dahlen  good report..

If I wanted someone to have to report to and beg from with strict deadlines,  I would get a job.  

According to the recently released Nationwide Health of the Housing Market Report, Philadelphia follows Pittsburgh, PA and Cleveland, OH as the top housing markets in nation.See links below for more information.http://www.marketwatch.com/story/nationwide-unveils-broad-measure-of-us-housing-landscape-that-signals-healthiest-outlook-since-2001-2015-03-31http://www.msn.com/en-us/money/realestate/where-are-the-healthiest-us-housing-markets/vi-AAajaf4?

David Hunter, Hunter Home Inspectors. 678-822-2600He is true professional, shows up on time, will have you a report the next day at the latest and is reasonable.Not only that but he and his wife are really nice people.Tell him I sent you.

I'm going to report them to the state licensing dept and file a complaint, contact the Maryland Attorney General and file a complaint.