First off when I spoke of the PMB, what I meant by that was yes I did take some training "courses" in that field and yes one of them was in fact a certification course, and yes I do understand (as I mentioned to Jeff earlier) that being certified in something really doesn't mean anything,  but the whole point of my post had nothing to do with the private money brokering thing, if you go back and re-read my post you can see that yes I mentioned and talked about how I became a PMB (and I understand I need to be careful how I toss the last word around) but the actual point I was trying to make was that I was just getting started into RE Investing and just asking if anyone had any suggestions on that stuff. 

Re-read @Wayne Brooks post. 

I've been involved with this specific interpretation of business purpose vs consumer purpose loans since the distinction was brought forward at the outset of Dodd/Frank more than 10 years ago.Stephanie Re-read the bottom of my post where I said exactly "it's business purpose vs consumer" and not QM vs Non-QM. 

@Dave Foster After rereading this, the only way to use 1031 funds towards constructions, is in a costly reverse 1031?

Now that I reread your post, it's not quite the same, but brought back some memories :) 

Looking for some guidance on purchasing my 1st out of state rental property: -125k+ to invest -Looking for SFR or small MFR (2-3 units) -Buy & Hold strategy -Living in CA (preference to invest in a close-by state) Currently re-reading David Greene's book on Long Distance REI & feel like I'm getting analysis paralysis. 

I have to re-read twice to fully understand everything you say.

I’ve read and re-read your response.

I have been rereading “The Emyth” and it was mentioning when starting a franchise model business you need to know what your “central demographic model” is to attract, and I made a connection between business and real estate.

EDIT: I re-read your post.