The more complex to construct or non-standard finishes = more money. 

If a tenant leaves the place clean and without damages, and has no outstanding rent or fees still due, then we will be able to do so.

I noticed you mentioned nothing about that, or that you might be a registered non profit, attorney or other exempt from licensure entity and, I'm sure you pointed the borrower to New York consumer protection agencies so that they could understand their rights and protections that may be available to them against foreclosure rescue fraud....but then again...you're a fast learner.

If you need any connections to contractors, insurance agents, title companies, appraisers, deals (off-market single families, duplexes, fully renovated turnkey properties, multifamily properties, buy and hold deals etc I have several deals that come across my desk each day), recourse and/or non-recourse lenders, my opinion on potential properties you are analyzing to buy etc I am more than happy to help you. 

My attorney advised that I could put up a non-refundable option fee for maybe $100 - $500 dollars for a period of time that goes by and then increase for each # of days that goes by in the contract, so for instance:(Option Fee - not Earnest Money)$500 give to seller 3 days after contract is signed.If close hasn't happened within 15 days, give them another $500.If close hasn't happened within another 15 days, give them another $500. 

I paid a guy $1000 to remove trees and clean up the yard. replaced a sump pump (no receipt even after asking over and over.)

We live in Terre Haute, IN, which is in desperate need of investors to help clean up the area.

You also need to make sure the LLC has not previously been funded with non-retirement funds. 

@Kenneth A feldman ii a "business loan" is not really available for real estate since there are non-business loans available to buy investment properties. 

I will invest in a power wash clean out the dirt, silt.