Variable income is SUPER hard since covid and no real way around that beyond showing an offer letter that states you get a minimum guaranteed hours, and you may need a payroll log to prove you never went below that number. 

But I need PHONE NUMBERS to get better conversion rate for my letters.

This makes targeting distressed sellers, such as those in pre-foreclosure, or those with ballooning debt that was taken out in 2020-2021 when the interest rate was 7.37x lower (8/09/2020 the 10-year treasury was .56%, 1/15/2024 the 10-year treasury is 4.69%) making it very difficult for those that underwrote the property in 2020 to have predicted refinancing at these rates and likely a sale is their only option.

There i a bit of research that needs to be completed early on in order to get a good judgement on the feasibility of this; from there, the "Official" way to ensure you could pursue this would be to request a "Zoning Opinion Letter" to receive an Official decision from the Department of Zoning in order to ensure this will not cause any issues during your permit review. 

Then I consider letters of reference, cosigners, and added security deposit in order to meet approval. 

These loans are short-term as you mentioned, typically 12 months, so you'll need to refinance before that balloon comes due.

As to asking the IRS reps, let me limit my comment to just three letters: LOL

Hi @Nathan Gesner, does 'balloon' = 'umbrella' insurance? 

She sent me a letter from Commercial Property Advisors, Peter Harris, which stated she had approval for funds sufficient to cover the purchase price and below it listed a Wells Fargo business account showing funds in excess of the purchase price.

Price is probably above market,  17k down finance 75k @ 3.8% 35 yr amortization.  3 year balloon.