You can do a HELOC or a closed end second, but the rates on both will be higher than a refi.

Then when it is complete, have property appraised and refinanced to pay back the hard loan from my Mother or other lender and because I overfunded, receive cashback at closing and either pay back into the new loan or wait for another deal once I get renter in on this place with me.My hiccups will be my income to qualify for the new loan, and the fact that I have an existing mortgage which affects my DTI right out the gate.

Numerous closed end funds exist such as ECC/EIC, rfi (I think its a reit fund if you are still stuck on real estate), jqc, pdi...  

That sounds like capital gains tax on $63k-$113k depending on sales price and closing costs. 

As others have already mentioned I'd request the seller to remove the tree, fill in the cracks so it's cosmetically pleasing and close the deal if it's a house that matches your criteria. 

Account Closed, the seller/builder did mention they only work with their title company because they are new builds.

Somewhere close to Charleston and where development is happening.

House is in fairly good shape, built in 1980, tite roof built with permit in Dec 2009  closed in Feb 2010, and one portion of the roof is flat (ugh).

Plus Dollywood is closed and it's just slower these two months. 

My family and I have been investing in Reno for many years but still wanted to be close to the Bay and family in NorCal.