Check out the Fannie/Freddie websites for general terms, or speak with a broker/lender for more specific terms.I've underwritten 30 year am with non-Agency lending sources in the last 30 days (Banks, credit unions, etc.); if the asset is in good shape and performing, and the borrower/guarantor is strong, shouldn't be any problem finding 30am. 

The first three local banks I spoke to either only finance based on purchase and renovation cost or have a 2 year seasoning requirement to refinance on appraisal.Does anyone have a recommendation for a specific credit union or bank that refinances commercial loans based on ARV off the bat, or with a 6 month seasoning?

The tenant pays for the background and credit check.

Getting bonded is dirt cheap, and if it weren’t for insurance costs I’d bet there’d be more contractors out there.you need good credit to get a bond that I think is a stumbling block to some in that industry. 

Looking for a broker or a credit union avenue.

In the state of Florida, I was always told unless specifically shown a legal in a judgement for a property, personal judgements like credit card, car loans, gym membership judgements cannot encumber real estate.  

(credit cards, cash, additional borrowed capital)-What are the biggest mistakes you made when starting off in the fix & flip arena?

I've heard people putting the rehab on credit cards but heard that can make refinancing tricky.

Then renegotiate price, credits, repairs etc based on your findings before your inspection period ends. 

Both tenants have a good credit history and no previous evictions.