Really appreciate any insights that you can provide!

You will need to provide an explanation of the circumstances surrounding the BK every time you apply for credit, apply for a job, apply for a bank account, etc.Bottom line is if you’re working day labor type jobs for small companies and live on a cash basis it might not affect anything.  

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

At this time I do not have any money in an IRA its in an account provided by my employer.

Or are you alluding to a 85% DSCR  refi, since I thought brokers who offer HELO's can provide 80% CLTV or am I mistaken and it's 75/70 CLTV depending on rate & cash we're looking for? 

@Chris Agun - I love the flexibility that a HELOC provides. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

You could structure it where they provide most of the down payment while you handle the management side.

Private money lenders or construction loan specialists, on the other hand, are faster and more flexible, though their rates and terms will likely be less favorableFor a more rural area, local banks will almost certainly understand the market better, but connecting with private lenders who specialize in spec homes could provide more agility.

Do you provide references?