The permitted project should allow the GCs to provide you with itemized scopes of work.What didn't work with your first architect?

What I do is raise money from investors for that portion and give them equity in the flip or BRRRR... allowing me to use no money out of pocket. 

I have established a relationship with a local bank that allows tenants to pay directly into the designated rent account. 

Any other investment loan options that allow for a lower down payment (aside from conventional)?

The laws about late fees, and whether a landlord can deduct late fees from a security deposit, are different in different states, so you'll need to design your lease accordingly so that it's not in violation of any local laws/regulations.

The most frustrating part is they do not allow any "fixup" expenses, yet almost everybody fixes up their property before they sell.

They will allow you to get to your final destination with fewer mountains to climb and fewer curves to navigate. 

They also have other tools about the market allowing me to compare with my competitors.TouchStay has a template and you go in and update the content based on your property, pictures (if you want to change them), etc. 

To be more clear, if there is not a problem with me presenting an offer to my client for myself to purchase, the opportunity would resemble the following:Offer owner $100,000 cash- which she could utilize in the purchase of the new property.Extend the date of possession to allow her ample time to move.Follow a budget of $15,000-$25,000 for renovations/repairs.

There are certain allowable uses in every district.