Or do I need to create a fresh lease document?

The lender might make you put up a down payment.There will still a closing and some minor closing costs, but cheaper than getting fresh financing.

The house wasn't bad except roof was leaking into a freshly renovated bathroom.

You often have to take everything apart just to replace one piece, so might as well start fresh with some new guts and kick the can down the road another 5 years.

From there determine the equity split and sponsor fee(s) that could charged while delivering the target IRR to your investors. 

You have 30-60 seconds to deliver your "elevator pitch" before you reach your desired floor.

Some marketing is free (money) if you have the time.... going door to door, driving for dollars, cold-calling, handwritten/hand-delivered yellow letters, attending REIA meetings, posting content on social media, etc...

If you have advice or best practices on how to get a contractor to return a call or deliver on a promise, I would like to hear from you. 

Take my opinion for what it is (that is, a guy who has no experience in commercial construction but has considered some) if you're using one of the larger more reputable companies in your area they should be delivering very close to budget assuming no crazy unexpected change orders, weather issues, theft etc.

We have been getting five units delivered every 30 days and have been marking up the rents $20 per delivery of sets of 5.