I usually google average mortgage APR and put that number in there any investor worth his salt will know his typical Percentage from the lender he is working with and will factor that in when he sees your report.

Depending on what percentage your commercial Lender will loan you against their new appraisal, the usual 70% means that you wouldn't get all your original $85k back  at refi.

I am currently looking for 5th mortgage and have found only one lender.  

This originates more from single family sales, where there is an "option" to do any repairs required by the buyers' lender, up to a certain amount.  

What number do lenders use to come up with salary?  

I continually work to build my network with nearly everyone in the business from title lenders, brokers, and even from the plumbers, electricians etc. that we hire to see if they have friends they would recommend.  

Finding a lender that has a low or no seasoning period is something to track.  

Do any hard money lenders on here invest outside of the scope of real estate? 

By using a Private Money Lender to fund the deal and maybe the repairs - and then refinancing later into a long term mortgage, you can spend nothing.

Expect for your offer to get trashed if you can't show the ability to buy...a real POF,, or a preapproval from a local, legit lender.