The new furniture will be mid century modern furniture, including a sectional sofa, TV stand, armed chair and a coffee table. 

I would be happy to host a virtual meet up for Greater Montreal Area folks - English and French welcome.My brother and I have each done Single Family homes for the last few years but just acquired our first multiplex together this week.  

The lender needs to know way before the closing table that you have enough to purchase the amount in your bank account (including Closing Costs), another issue that they'll would have even if you could do that is projecting DTI due to that high balance as soon as you close on your credit.

Just get all expectations including yours on the table so everybody stays happy. 

I’m considering building a wall in this room with French doors in it and adding a closet to make it a 4th bedroom.

Those are just table stakes to get in the game. 

I've also had a line of credit put on the table as an option for an investment property.

I understand these parties can help, but I need to bring a contract to the table for this project as a next step.We can potentially build 2 air b & b units @ 120/night for say 20 nights a month (these are allowed and active in the area at that rate).

You will look at the Table of Uses and make sure that "Multifamily" use is allowed.

In terms off using hard money it's a numbers game and totally a possibility, I have used it for a BRRRR and am using it for another I just closed on, keep in mind you usually have to bring just as much money to the table as getting a conventional loan, you just have the flexibility to pull it all or some back out when you do your refinance if you can make your numbers.