@Joe Fairless Between SFH and multifamilies, I'm not committed to either, but open to whichever numbers make sense.

If you look at the rants and raves on craigs list, people were complaining that there was no local phone number to call these people, even our city council was getting concerned since they let the contract for cable TV in the city.The business card had her office number and her cell phone number.

Hi, You asked what you were missing....a refi within one year of acquiring the property will be based on the sale price or the appraised value, WHICH EVER IS LESS for the LTV calculations on your refi.

You can refi up to 80% without PMI of your hard costs or the appraised value, which ever is less.

If you want to keep doing this type of arrangement in the future I would change the contract to say that the pet fee will apply while they have the pet or until x number of dollars (make x whatever you would have charged as a pet fee) whichever is greater. 

The property will be rented to Applicant on a _____________________ basis at a rent of $_________ per month, if Applicant signs Landlord's written _____________________ and pays Landlord the first month's rent and a $_________ security deposit on or before that date, in which event the holding deposit will be applied to the first month's rent.This Agreement depends upon Landlord receiving a satisfactory report of Applicant's references and credit history.

I prefer to never be on title and get paid as a contract release or assignment whichever works best in your state. 

When you want to cash out after rehab(delayed financing exception)  you will get 70% of appraisal value or  your initial purchase  price  which ever is lower.  

More towards your question - it sounds like you want to do a partnership contract with her where you commit to paying her 335k in 6 months or when the property sells, whichever comes first.

Dick Maykel Ortega is correct, in Florida a contractor or supplier has 90 days to file a lien from their last day of work/supply of materials.  45 days is the time limit for a sub/supplier (someone not in direct contract with the owner) to file a Notice To Owner, and that 45 days is from the First day they perform work/supply materials OR until the GC is paid in full, whichever occurs first.