Completed a 3/4 gut renovation.

Don't overthink it too much it already sounds like you are more organized than most operators and you track your time and use a system.  

Reached out to customer service and they're completely unapologetic.

My husband built a stand up shower and completed a lot of tiling.

Sounds like a good time to read your contract(s) thoroughly to see if there is more than just that one line and talk with an attorney to see what your options are.Best of luck!

Sounds like you'll be able to do it yourself.

Also, split AC sounds complicated to the folks who have visited the property so far.

Do you have to start making payments right away when you close or do they give you time to get the construction complete?

That sounds great!

The institionalized players typically have 100-200 BPS lower rates than standard hard money lending players but they're clunky and have lots of requirements its almost like the instituional HML should be called "hybrid hard money or hybrid bridge money," because of all these requirements.When we're working with those instutionalized players we usually have to do almost as much work as a conventional loan (1-4 fannie, not quite but almost as much).If you'd like to learn more about the different options or get a sounding board on what options are out there feel free to reach out and we can talk shop.