We've utilized the VA loan for our current home, and this strategy has worked well so far.

SubTo is taking over someone elses loan.

Here’s some guidance to help with your next steps:Hard Money Loan: Hard money lenders can often cover both the purchase price and some rehab costs (up to 70-75% of the after-repair value or ARV).

Another pro for a HELOC is not having to meet a HML's requirements for a loan (insurance, draw schedules etc....)

Experience depends on who you deal with - the cleaner the loan file and more organized your paperwork the smoother the process with any private lender.

My company is licensed in 31 states for owner occupied loans (check my profile) and I can lend in 45 states for business purposes loans (nonQM and dscr loans).

So i put in an offer for 10% down conventional loan, $530,000 with 10k back to me for closing costs and it was accepted right away.

I might have a private lender referral that does rural loans in Mid-MO if you're interested. 

What would be considered the easiest program for small hard money lenders to use to track loans and history and sending out 1098 's?

Combine that with insurance raising rates not just for dropping licensee count, but also to cover increased lawsuit risks.