The reason I looked into hard money lending is the quick turn around, needless inquiry into my credit and income and the understanding that I am able to re-finance afterward.

Quick note about the surrounding Baltimore area - there are plenty of ways to househack, however multifamily is not as common in our area than in others (as often discussed in BP books, podcasts, and forums). 

Tony,In the case you described, the two types of policies most commonly used are:1.

Not seen common electricity?

Landlords who do not want that are because they do not want tenants to start storing things in the basement and start making it their common use. 

We have furnished them with keys to the common areas of the building and granted them permission to come and go as they please onto the property to investigate these complaints.

Small banks are best, meet the loan officer, underwriter is two doors down, often common sense driven and invested in the comunity.Like a car race, you need a great car and a fast driver - or a great bank and a strong loan officer.

Is this common?

I understand 3% paid by the investor is a common finder's fee, but this also feels like a unique situation that could allow for a different structure.

We have seen some CPAs not include roof work, some include whole roofs and some (and most commonly) include the square footage of roof work that is under the panels.