There are still a few that will give you a loan but the traditional 90% of purchase price and 100% of rehab might not be possible without an exception.

It’s great that you’re pre-approved, but I’m curious why you’re leaning toward traditional lending instead of hard money, especially for a flip?

If this were my property, I’d run a detailed rental analysis (from what I’ve read in Forbes) to see if the short term route could outpace traditional leasing.

Typically, the tax is based on the assessed fair market value of the property at the time of the transfer, even if it’s not a traditional sale.

.: Decided to try to use Obie on a new acquisition because my traditional insurance doesn’t do new policies in California and the insurance agent recommended by my loan officer just wasn’t working fast enough (CA Fair Plan seems to be at fault) to meet our closing calendar. 

The problem is: A traditionally financed low-down payment house-hack with traditional long-term rents simply won't cash flow during occupancy, or after, in many MCOL-HCOL markets in the US. 95% leverage at even 5.7% just won't work in a lot of cases right now.

Purchase Terms: Clearly outline the terms for your brother to purchase the property from you, including the timeline and price.To minimize the financial burden on your HELOC, refinance the property into a traditional mortgage as soon as possible.                                                                                           

Private Money Loan: Private lenders might be a flexible option, especially if traditional routes don’t work.

These were mostly pot farm loans that traditional lenders wouldn’t touch.

And could even get a second home loan if doing traditional financing.