My project dies for the year if I don't have that permit by the end of next week. 2.

It ended with physical violence and she hit her boyfriend and he got a busted head. the cops were called and they took her away.

Several things to contribute here: 1) Private Lenders with no credit experience emerge doing down payment and 100%/High LTV financing at the end of every cycle, 2) they're among the first to loose their shirts in every downturn, 3) although someone termed this type of lending "gator", it's not new, 4) the guy that coined it didn't get into real estate untill well after the last crash, 5) he has no real credit background or experience (he's never been a lender), 6) Google the guy's name and "looses professional license in AZ" to see what pops up, and finally 7) he's really effective at telling people what they want to hear, filling their heads full of hopes and dreams, getting them to buy his training, and his minios generally won't want to hear what a real, seasoned lending vet will try to tell them.

Also your PM company is another source to review the inspection report.

Are they responsive to your questions or can you never get a hold of them?  

They visited the house as part of their due diligence but I never heard anything further from them regarding any concerns they might have.  

Everyone knows someone and you never know when one of those neighbors will find out about another property.

The numbers look good, you included many categories posters frequently omit, be forewarned real life never lives up to these projections.

If your rent is on the higher end (over $1500 per month) and you are doing a kitchen, I would spend the bit extra to get new cabinets.

Bidding up a price will only work so far until the Appraisal brings the end price back down or cancels the sale.