I keep reading that it will be so hard to seperate the costs for each unit.

So, yes, you can absolutely get a traditional loan using 20% down an receive a loan with lower closing costs and a lower interest rate...or you could go the other route.Hope that makes sense how I am describing it. 

If cabinets are in excellent shape, leave them alone.Accent wall adds no value.Would need photo and layout of existing bath and proposed bath and total rehab cost to tell you what value it adds, my guess is it adds $5000 in value or less.

I hired a virtual designer for a few thousand dollars and after giving her dimensions/walkthrough she had a buy list and floor plan ready in two weeks.

And unless they're damaging the unit, I don't think I would go so far as to evict them for not paying the deposit, it will end up costing you more.What you might be able to do (check with an attorney) is charge them a late fee for not paying the deposit.

I saved on buyer-side closing costs by representing myself.

It may be possible for a UPS Store to print it and have them pick it up to save on shipping costs?

Or, are you trying to fund buying a property + construction, and then cash-out-refinance the completed project to pull back out most of your purchase + construction costs to deploy on the next project?

My biggest problem is that The new six hundred thousand evaluation is something that I could deal with if I believed the house was worth that but it’s simply not.  

Costs for these services can vary by region and lender.