They were initially willing to sign a lease with me for $400 because their rent is currently $450 and the property manager was going up to $475 for rent. 

I also was wondering, after I complete the rehab and hopefully refinance the home, I pay the hard money lender back for the initial loan and get a fixed mortgage for 30 years.

I also was wondering, after I complete the rehab and hopefully refinance the home, I pay the hard money lender back for the initial loan and get a fixed mortgage for 30 years.

My initial analysis was that I could spend $25k-$30k on the remodel and list the home for $120k-$125k, meaning a profit of ~$ 40,000.

Cozy does hold the funds for several days, but I know they’ve been paid as soon as they initiate the transaction.

Sometimes the "scraper" would take forever to scrape or it would say "pending" for 48 hours or so, so I initiated a support ticket to inquire on if I was using it properly or not and never heard back.

It is just one idea of a few after your initial comment.

Any advice, on the proper form to make the initial offer on and what to include? 

My initial thoughts were that I was going to do a lot of the work myself but unfortunately that time commitment is not something I can take on anymore with my position at work.

I have really liked a property which was pending sale last year dec but was back on market in jan after the initial sale fell thru from dec.The property got relisted,so I put an offer.The same day the property got withdrawn from market.A few days later our offer got accepted.The seller disclosed that the property has a lein on it from IRS and Amex which means the tittle is clouded.We're willing to wait for 90 days for seller to clear the tittle.