FHA loans didn't contain DOS clauses until 1989, VA loans 1988.  

Are you needing a long term or bridge loan?

Dont chase yield and don’t try brrs until have owned a few with tested contacts for labor. 

What are your Loan terms and P/I relative to the cashflow after taxes?

I they accepted an offer of $118K from my brother but since he couldn't get the loan, we're starting over.

The key would be making sure to talk to a local banker that can do CRE loans for owner occupied properties as not all banks do them.

DSCR loan How did you add value to the deal?

If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.

we have to have pre sales my bank will only give me a certain amount of spec loans but unlimited amount of pre sales. its the only way to keep velocity when you have a larger project like us ( 90 homes) We have been blessed no questions about it.. we made some critical decisions when we started that now look like genius moves :)

We generally advise our clients to go ahead and pay the recapture rates if death is the alternative.The good news about recapture - the deductions are a deferred tax liability to you, and an interest free loan from the government.