The out of pocket expenses are the appraisal 450, certification team or approval team 250 so 700 out of pocket front end. closing cost fees underwriting fee are rolled into the loan.

I am curious what my chances would be to obtain a hard money loan with no money out of pocket to buy a foreclosure at auction?  

if the 2 bedroom were already there, then the assessor would have the correct total # bedrooms of the house on file.does the assessor record/certificate of occupancy list how many beds and baths?

For instance, a DIL can be obtained from a Borrower who has a tenant in the property.  

Will they come after you to make up any deficiencies or will they be satisfied with taking possession of the property if you cannot obtain the needed financing and must abandon the project? 

Forgoing any contingencies, specifically a home inspection will also cut down the time frame.If you are financing your purchase, then it is not a cash offer unless you obtain a loan from a private or hard money lender and they provide you with the cash.

The issue above was that you were clearly attempting to obtain financing from the bank without full disclosure as to your funds which IS BANK and MORTGAGE FRAUD, not an opinion, but by statute, any omission of facts in an attempt to obtain financing from an insured institution is considered fraud, period!

Does anyone have any templates or know where they can be obtained (prefer for free) that can be used to structure an effective letter? 

Under the water law, landlords may bill tenants separately for water if all of the following requirements are met Landlord has installed submeters that measure actual water used in your apartment; Landlord has installed low-flow fixtures;Your tenancy started on or after March 16, 2005 Previous tenant was not forced out; There is a written rental agreement that spells out water bill arrangements; and Landlord has filed proper certification.

Can you obtain better cash flow?