I know some (if not all of this) could be answered by the lender but I'm eager for a heads up prior to meeting with the lender(s).

Does the EAT "buy" the property prior to the original unit being sold?

You're right that adding on personal debt will reduce your score but that may be a decent trade off compared to the costs of a hard money loan.   

You can always compare with what you're getting from local banks.

Like, should I lower the ARV by e.g. 10% as compared to a new house?

About 2 weeks prior to closing is when I was told.

Should I give her 30 day notice to vacate (her prior lease legally sais I can do that) or put a pay in 3 days or quit notice on her door to try to get the rent for September.

My question is does it make sense to hold a single family in a market that the rentals are low compared to the sell price and focus on the long term value increasing or should I sell and have a clean start in a new state?

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

In any case, I wonder if a smaller project (say 4 units) that is on the smaller side with square footage can be built comparatively inexpensively.