In today’s market most homes will be worth more than their outstanding loan balance unless they are VERY recent purchases with little to no money down.

Research the area's nuances, understand BRRRR financing strategy, network with local investors, analyze potential deals, use VA loans wisely, explore financing options, and network through investor groups.

For example because New York is a generally more expenisve market, you have larger loan buy downs, bigger dollar appreciation, etc.

Account Closed said, income and assets are the only "hassle" with a conventional loan.

There are likely work arounds and you will need to discuss with a loan officer.

However, there's a loss on the 2023 Tax Returns, and Net Income is $45,000 in 2022 (Client has lots of writeoffs) What loans could I use that only consider:- Bank Statements - 1099s - Credit Score Please contact me with options.

After funding 2,000+ loans across the country I know most lenders will have issues with these 2 things.

Deductible expenses include renovation costs, loan interest, and holding costs.

Buy the house and loan her the money. 

Wouldn't hurt to look in to both to give yourself the best chance at finding the best loan product.