Yes, most of the reputable lenders have a min loan amount of 65k - 75k with a minimum of 40k - 50k of that amount going toward the purchase.I've been down this road before with a few investors who want to buy cheaper homes and what I can tell you is that - 1) It's not easy and 2) You WILL NOT like the rates, fees, and points.Think about it, what does a lender stand to make on an interest only loan for about 40k. 

You want to go easy on the tenant with gradual increases, but they will still see it otherwise and you are still likely to cause animosity between yourself and the tenant.3.

Buildium has has tons of great features, I found it very easy to use.

Stucco, no decks, I’m renting individual rooms, 10min away from my house, easy maintenance.

I'll just be honest...you're in a very difficult spot and there isn't going to be a straight forward or easy way to recover your funds or get the work completed. 

However, it’s not the only way to get the qualification, it allows for Self and Homeowner declarations and documentation to add up experience, its just not as easy as an existing GC stating “he’s good to go”.Pursuant to Business and Professions Code (BPC) Section 7068, applicants’ experience must be verified by a “qualified and responsible person.”

Waiting too long to refinance can also leave you with less favorable market conditions.Neglecting to Build Relationships with Lenders:Many investors assume refinancing will be easy, but without building good relationships with lenders or shopping around for the best terms, you could end up with a deal that doesn’t work for your investment goals.Ignoring Cash Flow:Some investors get caught up in the equity gains and forget about cash flow.

The process is simple, however it is not easy. 

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Development isn't easy and a lot of stuff can go wrong.