If not, you want to consider a standard construction loan (or see if you can phase-in your hard money loan) so you can take draws as you need them. 

Ideally, I am looking for someone with familiarity with investing in out-of-state rental properties, but other than that, it's a relatively simple/standard situation.Robert Leonard

@Carlos Cuervo the bank would charge you a rate according to their internal guidelines. 

Trying to see if these are the standard fees? 

That all depends on neighborhood, purchase costs, holding costs, expected rent, standard rent in your area for a 3 bedroom, etc.

This is because the state income tax will already bring them to $10,000.They may get a benefit at the state level for the property taxes.A discussion should be made what type of house they would buy and if they would have any itemized deductions(Medical or charity) besides the mortgage interest and Income/Property taxes.Otherwise, if the itemized deduction is marginally higher than the standard deduction, it wasn't the best tax write-off. 

If you are dealing with an addition built on 12" beams (or if the original foundation is old and not built to current standards), the repair company might not be able to push the piers down to refusal depth or psi due to the beam not taking the load, thus leveling it, but not guaranteeing it will not continue to move in the future, thus not providing warranty.9.

Should I draft a lease specific to garage/shop space or just use my standard residential lease with a few modifications. 

This is pretty standard stuff.

And my hunch (based on your equity and what little I know about you) is that you will qualify for whatever internal criteria they have for this.Post back & tag me, I'm curious to see how this plays out and/or is resolved.