I am sure at has been covered else where but where do I start!!!!!

The fee they pay covers the administrative costs of updating leases and tenant ledgers as well as re-keying the property, to ensure the departed roommate does not have access to the unit once the termination goes into effect.  

Are you able to raise the rent some to help you cover those costs?

I would say that if you're here asking "how am I going to manage rehab from afar", then you probably shouldn't be doing heavy rehab from afar quite yet.A good approach, if you don't want to buy turnkey, is getting a property that's already tenanted that might need some cleanup inside if that tenant leaves, but can be purchased at a good discount.

Do I start with the hard money with 20% skin in the game and then ask for the full $140k to cover all purchase and repairs, make the repairs, get an appraisal, THEN get a conventional loan to get out from under the hard money loan?

There's a lot in your post and to cover on this topic, but I'll try to hit the major points. 

I only invest in opportunities I can drive to in an easy hour (no heavy traffic).

Do construction loans cover the architectural costs also?

It's in a fairly heavy buy and remodel phase right now and may be a good time to get in.

The shower was fixed by them, however he said the water shut off valve wasn't covered by the policy...1.