If you do this, I would recommend you offer different products. 

Typically this means they will take longer to close, may not have all the information of the companies they work with, and most hard money brokers get their money by taking an existing product and adding extra points to pay their fee.

Don't think I would do it while it's actively being rented due to the unforeseen complications with your lease agreement, although once you do make your improvements focus on quality, which will allow you to ask a higher rental rate and will as a by product help with your screening process and hopefully attract a better tenant which should ultimately increase your ROI.

I would like to keep track of repairs, installations, and product replacement forecasts.

As far as specific products, once you know what sells, you'll have an idea of what to use or can ask again for specific recommendations, although if your market is anything like ours right now, in the covid times, you may find that you'll end up using whatever you can actually get your hands on! 

LTC/LTV restrictions: "Loan-to-cost" and "Loan-to-value" restrictions will vary by lender, but lenders are generally within 5-10% of each other for a given product type.

When I ask questions do they give me a straight answer or beat around it.Returns are contingent on product, but "good" returns.  

Each bank has their unique appetite and products they offer.

Most commercial loan products offer this. 

I have a 21 unit property in champaign, Illinois that I am looking to buy and need a solid loan product to help make the deal happen