My firm can speak to you about representation.

Are you able to raise the rent some to help you cover those costs?

Many topics of concern will be covered on a daily basis. 

Do I start with the hard money with 20% skin in the game and then ask for the full $140k to cover all purchase and repairs, make the repairs, get an appraisal, THEN get a conventional loan to get out from under the hard money loan?

There's a lot in your post and to cover on this topic, but I'll try to hit the major points. 

Do construction loans cover the architectural costs also?

The shower was fixed by them, however he said the water shut off valve wasn't covered by the policy...1.

Leverage is a force multiplier: It can move a project along quickly and increase returns if things are going well, but if a project’s loans are under stress – typically when its return on assets isn’t enough to cover interest payments – investors tend to lose quickly and a lot.As a general rule, leverage should not exceed 75% of the total property value, including mezzanine and preferred equity, because both of these types of debt sit ahead of common equity in payment order.

Get programmable thermostats, set them to a scheduled heating program and keep it behind locked covers for thermostats.

It's hard to open book things otherwise since there's a lot to cover.