So if your right about the project being $1.9m, you would need something in the $380-475k in cash/equity to get a typical construction loan. 

Typically the sale should be free and clear oh All liens.

I do all of that and more expect for some of the bids a those don’t take long to get and I pretty much know what they are anyways since I do a lot of these.The risk with this is if somehow seller can’t deliver clear Title, then you are out these expenditures but that is rare.Not sure about your area, but here in Los Angeles, I can have all the plans completed and submit to B&S (building and safety) before being on Title but to actually get the project to RTI, I do need to show I am on Title or get notarized approval from seller to submit to City.I typically make my offers with closing dates of 10 Days but I love it when sellers need 30 or 60 Days to close as that saves me holding costs while I do all the plans and City submittal/clearances.

Anything is allowable if both parties agree but the typical response will likely be “submit your highest and best”..

If you get an llc typically you’ll use what’s called a registered agent which is where the address comes in, that isn’t your personal address .

What is the range of fees typically paid to a hard money vs a private lenderThank you,Matt

I'm sure this doesn't typically happen but the guy walked through, said everything looked good and charged us $350 to write a letter to the inspector saying he certifies the concealed work. 

You might also try someone like TD Ameritrade or Schwab which is really an investment account to trade stocks, but they typically offer some banking services as well. 

You could house hack temporarily and then move out, typically a lender will require you to live there for 12 months or some other specified amount of time.

What do you mean "could expire in 2020" are these Tenant options, they typically have to provide written notice.