@Vadim Babets- thanks for the  post - sounds like you are  already  " overbudgeting " ..as it sounds like you are aware - this is a good strategy  to use  ....unfortunately  with  inflation /  supply chain woes /  threat of  WW3 and covid  residual  issues  - there  is a good likelihood that the costs and  timelines  will only  get even  worse than you are  budgeting  .....(  IMO) 

But right now the bank that I use requires you to show up at the branch to sign some papers.

Age, local costs, and the quality of your contractor network (are you using an expensive national plumbing chain or a licensed plumber who works out of his house and has little overhead?). 

I was advised by Wells Fargo that that only do 60% LTV and a lot of credit unions and big branch banks told me no.

Also, they have several branches in the LA area and they are all independently owned, so some offices may be better to work at than others. 

So others can learn from my mistake I replaced a toilet flapper myself and left too much loose chain.

You might want to head out the Eire branch the BadAss Real Estate Investors.

A new program from SVD will put business tools into the hands of local residents by teaming up with the Cleveland branch of the Women's Business Centers of Ohio, a division of the Economic Community Development Institute (ECDI).

Supply chain for materials continues to be an issue.

There are branches of Cleveland Clinic and quite a few other substantial job providers in the city like Lincoln Electric and Amazon.