Houses that are in rough shape and in tough neighborhoods are getting 20-30 people though an open house. 

Or I'm having to file liens cuz they don't comprehend budgets,but I'm very well connected for any & all materials.

These can be a little tough to decipher. 

It's tough.

Some of the boards are not updating the estimates used to fund reserves frequently enough to keep up with changing labor and material costs.I just wish that the "Certification" would teach the items mentioned above and providing examples and templates the Association can build off of.  

Keep looking for lenders and JV partners, but I would concentrate on techniques that will be likely to happen.You won't want to hear this, I didn't when I was your age, but you sound quite young and by your own admission you're inexperienced....no crime there and I applaud the initiative you display.....but  I think hard money will be very tough for you.  

If you think your Tracy market is tough, try San Jose.  

For them, it is how long they think it will take based on their guy's history, difficulty, their experience, materials, etc.  

It looks like you have some great info & reading material.

You may have a tough time finding many lenders that specialize in this low-loan amount market.