Also NEVER pay a GC upfront, ever. 

Just opt in to their sites.

I can provide you some ways you can get connected on other sites where this info is available if you want to message me!

We are not looking to pay 35% of downpayment.  

I had a contractor that I had to fire last month for a multitude of reasons (using my materials on his other job, extremely substandard work that has to be redone by someone else now, not paying his subs,  lying about work being completed that was not actually done, etc).

Also, if the tenets already pay for their own electric and gas can you use RUBS (if leagal) for water and sewer?

The $30,000 will just about cover the entire mini-split installation and at the end of it the well have fully separated heating that the residents can now pay for.

However, the total will be about 979k so need 500k (980k-479k) to pay off previous hard money and interest and then use the remaining 366k to finish the rehab which will be taken in draws from new lender

Thanks for all the suggestions in advance. stop being so patient and take control of your site get a lawyer stop letting these guys push you around. if you need help give me a message I'll call them up and see why they are stringing you along 

Another thing you could do if you wanted is to pay to have a home inspection done.