Assuming I have to borrow the $1M from HM/PM/FF, what do the terms look like?

I borrow all of the cash needed from a private lender and agree to pay 10% interest on the back end. 

Probably not the wisest financial investment but want to treat myself some.not a bad choice :-)

So essentially if the purchase price is $100,000 and the ARV is $150,000 and needs 0 rehab I would still only be able to borrow $80,000.

For flipping no it is not, because lets assume purchase price 470k + 27k in repairs = $497k it will probably cost at least 5% of the sale price in realtor fees and closing costs probably more so ($525k x 5%)= $26,250So $497k + 26k = $523k thus in a best case scenario you risk half a million dollars to make $2,000 if anything goes wrong you lose money, if you have to borrow you probably lose money.

We have some hard choices, I just hope we make the right ones.

Partial contracts can be biased toward seller or buyer, so it’s important to read the contract carefully and understand how scenarios such as borrower default and early payoff are handled. 

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I've had success with Choice Title Co, right across the border in Ringgold

This seems quite limiting if you're trying to BRRRR a property in under 6 months since so much of the out of pocket expense are the rehab costs which you aren't able to refi out of.Is it really as black and white of a choice as 1) wait 6 months to pull out the full 75% LTV or 2) if under 6 months only pull out the original cash purchase amount?