The city has turned surprisingly builder friendly, the land is paid for, I will have a large cash reserve to pay for some of the upfront soft costs.  

:0 I'm not surprised though.

I myself was surprised that my husband didn't notice or tally these things prior to offer and inspection.

I had never felt this way myself and was really surprised to read some comments on certain articles by home owners.  

I was surprised that I was unable to track down a previous conversation concerning this.  

I am surprised a 136K house can get a 900 rent....nice neighborhood.

This shouldn't be a surprise since your project cost (Purchase price + Rehab) is 82% of ARV.

Frankly Im surprised there is any real discussion about this.

We see closing dates get moved around all the time, so that isn't too surprising. 

The answer to all those questions you have is going to be "it depends"its going to depend on the deal its going to depend on the lender and it will depend on several other things as well.i would call 10-15 hard money lenders and i would ask them;What are their qualifications & Terms for the hard moneywhat's there pointsIs there a pre pay penaltyIs there a down payment and if so how muchAre there any upfront fees such as application feeswhat's the lending rangesome will not loan below 100K others willSome may only do single family others only multisome areas maybe off limits what's the guidelines on the propertiessome want a ARV of 70% and some will do 65%BP has a hard money section where you can find lenders in your area plus do a google search for more if need be.Take notes and be upfront with them, you don't want any surprises when you have that killer deal.Good Luck!