I cannot speak much to private money lending, but you've got the right long term goals in mind of a quick flip then conventional refinancing out of the hard money loan to minimize risk in the long term.

Total Equity conservatively speaking is $135,000.I own a 4 unit that I used an FHA loan for 3.8% and I have to pay PMI through the life of the loan (around $79 per month).

My wife is an Ecuadorian immigrant, and we speak Spanish at home.

I've been doing this for more than 10 years and have yet to speak with anyone who actually gets lists there.

Speaking as a former real estate salesperson :) but no you would not be saving the seller money if they already have a listing agreement with the listing broker, which it looks like they do.

We signed up partly because I had heard Paige speak and I believed there was a commitment not to up-sell.

I would call the structural dept and ask to speak to a senior and tell them what you want to do and they can better advise you. 

After speaking with CPAs, lawyers, investors, syndicators, and capital raisers, I decided I wanted to get involved.

Generally speaking leases allow a late period, what does your say? 

Bars that weren't following social distancing guidelines were loosing liquor licenses and being chained shut, how did this guy get away with it for so long in a modern day speak easy.