Always ask for references and examples of similar projects (pictures)The Red Flags you have to Avoid:Lowball bids (too good to be true often is).Poor communication or delays in responding.Hesitation to provide references or sign a detailed contract.Cash-only deals or pushy behavior to secure the job.

I have no debt, significant equity, good W-2, and excellent credit.

I've seen great properties get run into the ground by poor operators. 

Everything he teaches about personal finances (budgeting, car loans, credit cards, etc.) is spot on.

Declaring that I did something unethical, with intent, was an poor assumption. 

@Jaycee Greene I’ve contacted big banks small local banks and I haven’t quite tried credit unions although I have 2 credit unions for which I have accounts (but my experience is that they aren’t offering that much better terms).

Currently my credit is under 515, I know I can fix it but need more income and cash.

I looked in thrift stores and on FB Marketplace for my house, but found poor selection, and none of it fit in with the decor I was going for.

I can use other peoples money, lines of credit or other ways to fund the downpayment.

You might check with smaller outfits too like Co/Lab lending, Preferred Mortgage, Aceland Mortgage, and co-ops/credit unions.