I have a separate document that goes into more detail but this is the basics.(1) Tenant may not assign this lease or sublet the Unit without Landlord’s written consent.

I am looking options on who can finance with a construction loan, as well as any advice on how to project soft costs, hard costs, and other miscellaneous fees. 

Maybe after several years of stabilized rent history, you could refi and get some of that cash out, but not immediately.Unless this project is in the nicest areas of New Orleans, you'll be lucky to get more than $1200/month per unit (long term tenants). 

Basic comps in the area show properties for 1M+ My question is: is there anything I can do as a real estate investor this late in her foreclosure process?

Basically a gut renovation.

Another lesson I learned at my local REIA in Berwyn was not to cross collateralize for speculative projects.

I suppose these are future projections right?

Running that, I was offered a few small construction projects like fence building, demolition and drywall hanging.Eventually I got to a point where I was basically working 3 jobs - running a landscaping business during the day, working in resturaunts at night and freelancing web work on the side.

We are doing a new rehab project in Bucks County PA.

Isaac , this is a very ambitious project my friend.I would start with Bildwise ,they have extensive experience in this market,and contractors they use all the time,which gives them consistency.They can probably ball park it for you first and then do a detailed sow if you choose .Disclaimer :I have no affiliation with BildwisePlease keep us in the loop with progress