In regards to finding an architect, I would recommend researching and selecting a few that are experienced in similar projects and you like their style.  

Not really familiar with hard money lenders but I was under the impression they lend on ARV so then the appraisal should be "subject to" the rehab you are going to make.  

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Focus on (1) getting good traffic, (2) pre-screen (credit score a+ income) to eliminate those with no chance of qualifying, and (3) high conversion ratio (conversion ratio of prospects to applicants).Conversion ratio can be improved by...immediately getting driver bys attention with a red door, bright colorful flowers or something else that sticks out a makes a good positive impression (aka. sex appeal).  

I have really been impressed with the Pergo Max flooring.

I did one this week that cost me $350 and came with a simple operating agreement and a seal for the llc.I'm more confused than before, because I was under the impression that one LLC protects you from litigation on all of the deals that you do under that LLC.I've read that incorporating in Delaware or Nevada is advantageous, but that there are disadvantages of incorporating in a state that you don't reside in.  

@Way @Wayne Brooks  that is why I think I need to be reimbursed as I was under the impression that the LLC was a separate entity from my personal finances.  

That is impressive.

I'd call up the police precinct that serves that particular neighborhood and get their impression.

We select yes or no for the following: "clean" -  "undamaged" -  "working" and a final yes or no for "tenant agrees".If there are issues there is a section for each room to make notes, and another to take pictures of the issue.Once we've gone through every room we ask the tenants to sign the report (on the ipad).Later on we process the report, and get a pdf to send to the owners, and upload to our management software.It's a little time consuming, but it's a great way to create a record of exactly how you hand the property over.