they stated it is off the total2) Is my closing costs based off of the purchase price or the purchase plus rehab and they stated total.3) The LO I spoke with stated finding my own contractors would be recommended4) I asked if there were restrictions on how much $$ could be allocated for rehab, he didn't have a firm answer but implied as long as the appraisal supported the work that I would be okay.5) When I asked if I could also use the down payment assistance of $5000, they stated no.6) As I would be looking at a gut rehab project so that I can find something within my price range and asked him how the 6months of mortgage payment deferral would work (HUD allows you to defer 6 months of mortgage payments into escrow in case you are not able to complete rehab and need to rent) he stated he was unsure but I would need to make all payments and they don't defer.7) I have a line of credit with a credit union, as I know from my mortgage experience they are going to underwrite me as if the entire LOC is drawn I asked him if I can just apply that to the down payment and closing costs and again didn't get the best answer.in my experience i would typically just go to a different lender but unfortunately with 203k loans, even a bank as big as bells bargo their regular LO's defer you to a FHA 203k specialist and i contacted two different LO's one near Rockford and one downtown and ended up getting the same guy for FHA 203k.Any insight or advice would be sincerely appreciated! 

Sincerely,Jay

That is when I can be the most sincere and build the best rapport with them.I send personal letters, handwritten, to very targeted leads after careful research (doing all of the above).

However, my opinion is not meant to dismiss what appears to be your honest, and sincere, but misguided, attempt to save everyone from making mistakes.

Next time, I will limit my encouragement to only realistic scenarios.Thank you for the feedback, sincerely!

I sincerely wish you the best. 

I am fully aware of the opportunities and locations of Palm Beach County If you would like, feel free to contact me.Best of luck with your ventures,Sincerely,James L Roberts 

So the thank you above was sincere.

.- Ryan, I am beginning to thoroughly enjoy our little discussions and I mean that sincerely.

I know I'm being grumpy, but I would sincerely like to see you succeed, and I think it is useful for you to know, so here goes.I am not your sister.My first reaction to you is to be offended by your excessive familiarity and friendliness which to appears to be phony and aimed only at softening me up to take advanatge of me.I hope that was not your intention, but if you want to make any success at any sort of investing, you need to consider being more honest and work at sounding less like a con man.