And a .81 in Nampa, ID. 

@Alex Houser You need more numbers and a proper inspection to justify the price. 

For a cash out refi, you are generally limited to 75% LTV and rates right now are in the mid 7s for good credit and a DSCR over 1.0. 

Once you find someone willing to let you shadow them, approach it with professionalism and a willingness to learn.

Id keep looking if it was not an approved short sale ( even an approved short sale takes a very very long time and theres no guarantee that you will even close on the house after months of waiting). q1)There are plenty of non traditional lenders that could offer you construction financing if the numbers make sense but it will cost you with points and a higher rate.

A few days before the sale the frame farm house was burnt to the ground and all that was left was the standing brick chimney and a lage pile of ashes. 

We had to do a lot of electrical work, bathroom, kitchen rehab, total paint and a new roof.

It includes HVAC filter and a few 'free' things (like one free lock out or something like that).

Everyone thinks they can paint but there's a big difference between a professional paint job and a non-professional one (the latter usually actually damages the property instead of improving it). 

That makes a real difference.Initially we had one originator, one part-time processor, and a part-time admin assistant.