The more detailed the better!

Lance, I'm not "blabbing" because I didn't offer any details but I am looking for serious and constructive input from experienced investors as to how I could honor the seller's request while at the same time quietly market the property to qualified investors, after all, he wants to sell his property.Seriously, isn't bigger pockets a forum for investors to exchange ideas, and information?

Rick, I tried sending you a private message but the feature is disabled.Is there another platform I can message on?

You're asking a lot of detailed questions about HML, so you are probably going to hate that I'm changing the topic slightly. 

BRRRR is common in commercial and your existing lender will need more of an appetite for a refinance if they know that they are going to loose the loan.Fannie, Freddie, and some local/regional banks actually have a supplemental loan feature that facilitates a BRRRR...the original loan stays in place and you get a supplemental loan when the property has been re-positioned, rents raised, and stabilized.There are also construction/perm loans where rehab is financed during the IO construction period and then the loan starts amortizing later. 

Hoping someone has a rough document or maybe more info on other details I will need to add to the purchase agreement.

For sake of simple math, and believe me I've run a lot of scenarios that are more detailed, let's say $250 ARV, $100 Purchase and $50 Repair costs......Option 1:  Hard money loan Certainly hard money is the easiest and for a reason - not cheap. 

I go into great detail regarding buying investment properties in military areas....

The proof is right here:  https://www.fanniemae.com/content/eligibility_info...Portfolio loans offer different terms including relaxed down payment options, but they do come with different features, both pros, and cons to a conventional loan. 

@Paul Caputo Thank you for the detailed response.