I tend to like to do a tumbled marble backsplash with an accent in the middle (running through the switches and outlets).

Nuts!

I tend to over analyze.

I tend to lean towards taking the bumped rate to cover fees, myself, because a) if your renovation project has enough value add, you might just be refinancing to drop mortgage insurance in six months anyways or, barring that, there's b) this little guy to drop you down to a normal interest rate, which works because 203k is a type of FHA mortgage. 

There are some properties on the market currently, but the ones that are priced right tend to sell pretty quickly.  

Larger deals or a lot of them tend to bring the returns down.  

That's an overlooked factor . i dont know how skilled is reglazing , but if it needs more skill , then I tend to stay away , I always look for things that are easier to do for any one , almost DIY level . even if the materials are more expensive .

Commercial loans tend to be shorter term and higher interest rate.Sometimes a deal isn't a deal when you run the numbers, no matter how nice the financing options.

If they break the lease or stop paying the rent I have a large deposit as a cushion.I tend to keep the same tenant for many years with cuts down on turnover costs and losses.

Keep in mind that there's a difference between "hard money" and "private money" (though everyone may have different terms).Hard money comes from professional lenders that you probably don't have any personal relationship with -- they lend professionally, and they are going to charge as much as they can get away with charging (as business owners, they should).Private money tends to come from family, friends and/or other acquaintances who don't lend professionally, and who are simply looking for a better investment vehicle than whatever they currently have (generally stocks and bonds).