With that money I was able to get a bachelors degree which led me to getting a master’s degree (which I paid for) in social work which led me to opening up a private therapy practice that produces a comfortable living. 

Your architectural plan creation timeline varies greatly with the locale, municipality, architect's/engineer's workload & expertise, lot size, site utilities, soil conditions, age of current home, etc...

Hard money lenders probably vary in some way or another but the one I work with can typically close within 7 days of having all the contracts for the purchase and sale, and other docs that they require.

Such as what happens if my expenses were 10% higher per year, vacancy was 12% not 5% etc. need to look at varying degrees of data to see if the risk is worth the reward.

Tenant laws vary greatly by state, where is the property located? 

Let’s say you can buy a 4bd fixer upper that needs cosmetic upgrades for $130k (will vary by market) which would rent for $1300 semi-fixed up. 

It could vary by company in how they handle.

It's weird and it varies by policy.We operate a tree service when we're not doing rentals.

If you did 5% down ($15K) for a $300k mortgage, you'd pay $11.4K for the CMHC insurance vs $8.4K for 10% down plus interest (which varies depending on how much you put down).

I have met with several adjusters, I have talked with numerous insurance representatives, multiple contractors, and the information I am receiving varies wildly.