Two things I remember that probably don't happen today: -First property was a no-doc loan, technically low doc because you still had to provide information but with 30%+ down pretty much anything you wanted was yours.

Most lenders are going to be limited to 70% of ARV ($560,000 total loan amount) but that means they could fund 85% or a bit higher of purchase price + rehab ($560,000/$645,000 = 86.8%), which is solid.

Tonight I'm going to look over my statements versus our interactions and finally make the call.

So the though Hey I have an 800 fico and I should get a loan does not work.

Quote from @Juan Ruben Cortez: I believe the funding fee is 0.5% of the remaining loan balance, plus maybe another $500 - $1,000 in lender fees. 

House Hacking using the VA loan to live on one side while renting the other is great.2.

Buy the house and loan her the money. 

There are likely work arounds and you will need to discuss with a loan officer.

Be patient, as these types of deals often take longer to finalize due to organizational processes.If you’re unsure about specific aspects, consider consulting with a local real estate attorney to ensure everything is handled legally and ethically.

Loan is just over $108k.