I suspect you will have great difficulty coming up with a reasonable and honest answer to why you need to move from the home you just built into another home you’re going to build.

How difficult is it to add a stand-up shower to a house on a slab?

I told her no but as is the usual and customary practice the WD and DOT were.She said the first thing the the underwriter asked was if it was recorded and I said I'd never recorded the now and none of my other borrowers had any difficulty in refinancing.

I get all the perspective and thanks for sharing; so I can assume that the guarantor requirement is going to stay regardless and there is no avoiding that until we have some "skin" in the game....?

@Aundre Oldacre - you may be able to find a bridge type lender that will allow a bit of cross collateralization but make no mistake, you will have to put some cash skin in the game. 

The difficulty with the railing options is the current post is wrought iron.

Or close on the place, do a few most important things and then hopefully resell for just enough to come out with my skin on? 

I'm just curious what various lenders would be looking for in compensation and structure of this deal:Purchase Price: $25,000Rehab/Holding/selling costs: $30,000ARV/Sale Price:  $85,00090 days for purchase/rehab/sale**My questions below are coming from the scope of my view that a HML being a formal institution/group with a bunch of standard terms, processes, etc... and a Private Lender being someone with money, willing to loan it short term, without all kind of formalities(if that makes any sense)So in a HML world, 65% of ARV would be right at $55,000... does anyone does this deal without requiring rehabber to have skin in the game? 

Typically the high LTV HELOC and HEL only apply to owner occupied since you have more skin in the game to pay it back. 

Most lenders cap out the amount allowed on a sellers second. for example if the lender is giving you 75% LTV on the purchase they may allow an additional 5% on a sellers second leaving you still stuck with the 20% Have to have some skin in the game