My lease agreements include how often grass needs cut, tenants paying for their own lightbulbs.

I am able to pay back the hard money loan and pay my contractors. and then rent out the home?

Communication/transparency with both current and potential investors is paramount to gaining the trust of LP's.

I may have 2 or 3 on that list (no property manager that I trust) of trades that I would trust and keep long term to work on my other properties. 

Quote from @Neil Warren: Hard money loans are at higher-interest rates and for shorter terms, meaning you will pay them back quickly, usually in 12 months or less.You should not borrow 100% of the purchase price.

Debtors have 20 days to cure a homestead property, unless the deed of trust states otherwise.

For the amount of amenities and what the fee pays for, do you think that it's too much? 

I'd also talk to the current owner, so if they want, they can let the tenants in that unit know.Hopefully you are getting their deposits transferred to you (it is the tenants' money and you will have to pay it back in full when they go because you don't know the condition of the unit when they moved in). 

So I have an applicant who says she will pay 8 months rent upfront to get the house.

Late on paying rent constantly.