HUD 223(f) can do 85% LTV (minimum), 35 year fixed rate, non-recourse, but there are more soft costs involved and timing is longer than Freddie SBL or a bank.

I did some renovations but not a rehab) and soft details (the struggle with fear). 

@Walt Dockery , I don't hate good trees, I just hate those soft wood ones.

I thought up a few more questions to ask the lenders and will start shopping around to find money lenders and real estate agents tomorrow.Any other advice for finding good soft/hard money lenders that you found useful in your area?

I have a soft spot for Toledo as that is where my mom and a lot of my family still live.

When I decided to sell this property & hired a real estate agent, he discovered that the home was in poor condition & wasn't able to put it on the market at the time.The roof had missing flashing on the gable but the entire roof was replaced by contractors hired by USREEB late 2016 as they insisted that it could not be repaired.The living room floor had soft spots under the carpet & the sub flooring was damaged.

To accurately account for it, you can include it in your soft costs for vacancy. 

I know this because we sat down and looked at her credit report in the Mint app (a soft inquiry, and yes I know it only gives data from 1 agency but I don't expect the other 2 to be vastly different).

Most banks will require between 20-25% of total costs of the construction project (including land, building costs, permit costs, soft costs, etc). 

I like semi-custom, solid wood, shaker style with soft close.