Such as deep clean, nonexistent items charged for and inflated prices for stocking. any chance I can get my money back?

Thank you so much so basically when I add up the % using what you said above savings is 49.6% which means I have to earn that much MORE w2 income equal that in rental income.Roughly 18k w2 income tax (savings of not paid on rental 49.6%) would be the $9000 in rental income ?

There are very few that actually earn a living, and even fewer that make good money.

There are still flood properties around the city that can be purchased cheap and have enough margin to make money.

My preference is to go straight through the title company, put that money into renovations, and send the agent a couple hundred dollar gift card to Amazon for their time. 

Or is it just better to find a hard money lender for a short term of about 1 year depending on the season period a traditional bank wants?

You are not going to save any money by supplying the materials .

Banker suggested using check, Zelle or wiring money from bank current bank account but my name will be on the check, wire, etc. 

Chances are, the living arrangements and property use is not as it was supposed to be.If the money is good, set a lease with extra provisions for the dope house cleanup when the tenant leaves.You can't charge for the plants, but you can charge for uncommon use of the property.

We plan to utilize hard money but I am interested in opinions for other options.