I'm definitely planning on stopping by the property and looking around to see the problems not noted in the description.

"Institutional", because clearly it is and of course not known as an IRS or SEC description.

I met a guy at the gym, and through a friend, who knew I was about to become a Realtor.

I lived in Houston many years, and I'm not sure I'd apply that description to many of the HOAs there.

Also include a complete description of the work for each item (where necessary).

I met a Chicago attorney who had a practice that was specifically and exclusively designed to lower people's property taxes.

Essentially it sounds the same as the 203k but I don't see any mention of it being owner occupied or not allowing investors to use it.https://www.wellsfargo.com/mortgage/buy/loans/descriptions/renovationWhat does everyone think?

I have never met a bank employee that works on weekends.Anyone have any help?

I look for pictures (my San Antonio inspector actually runs a fiber optic camera down the vents to look for breaks that may cause trouble by dumping heat or moisture between walls or in other places that I don’t want) and descriptions.

Sounds like it could be up your alley.https://www.wellsfargo.com/mortgage/buy/loans/descriptions/renovation203k is a good option as you mentioned not sure what type of issue you'd have with your contractor not pulling permits.