Here's my situation:I am currently working as a 1099 employee, but I haven't been here for the two year time frame that traditional lenders require.

Anyone out there in Oakland knows what is the average time frame in condo conversion in Oakland california for a 2 unit flat that is vacant?  

The condo can get about $900/month in rent and the home $850/month yet the SFH sees $2200 less per year in expenses.

When I get rid of one that still has life in it, I give it away on Craigslist).There are plenty of inexpensive, very well-reviewed mattresses that are available - just do a little searching, you'll find them for ~$300-400.  

While his end would be to oversee the rehab of the project, make sure we stay on budget, finish within time frame allotted,and help to mitigate cost with his expertise.

Lease Options can be tricky in some States (Texas for example), so make sure you're aware of any issue's before getting into the contractual stage.Whats your timeframe to put the deal together?

It's definitely a product that has a limited timeframe.

If you have rehabbed the property, your most likely already good on any items that FHA would want to see versus the conventional loans.All PSA have a time frame for the buyer to make loan application and get pre-approved, although that time frame is typically around 5 days.

Do you have any rough time frame estimate you can share on when the kinks will be worked out?

This won't be possible in the time frame given, but you may be able to get an extension.