Proc. 2002-69, 2002-2 C.B. 831, for special rules applicable to husband and wife state law entities in community property states.

I also own over 15 properties in these two zip codes. 

Include a lender in your conversations that specializes in working with investors.  

I am sure your aware of the antiquated lot of record rules already on the books in LA county that could stop a lot of rebuilding unless they change those laws or codes..

We work with an agent who specializes in leases and let her know of the properties we have available for MTR and she brings in a few reservations every year. 

You’re going to have to find a specialized function that can’t be farmed out to the Philippines in the $5-$10/hr range.

As you begin your REI journey here is one tip I have for you:Use this website as you are trying to narrow down the places you want to invest in. https://www.areavibes.com/Its awesome because it gives you a "total livability score" & you can compare different zip codes & streets to others. 

A shower is generally acceptable as long as it meets building code requirements for plumbing and drainage.

Would this be better to try and go through a local bank or is there good options for private money or other banks that specialize in this?

Otherwise, the deal (and all my earnest money/inspection costs) falls through.Money Spent So FarEarnest Money Deposit: $1,500Appraisal: $750Inspections: $1,050Survey: $580I’ve invested a fair amount already, and I really don’t want to lose this opportunity.Financial SnapshotMonthly Income: $4,500 (increasing to $6,000 by March).Monthly Expenses: About $2,000 total, including $1,000 rent (which I won’t have once I move in).Future Income: By June, I expect even more significant income from my business ventures.Debt-to-Income: Not too high right now, but my credit score is poor, so that limits quick loans or credit card solutions.Condition of the PropertyFull Rehab Needed: The house currently isn’t livable without major repairs.Seller Won’t Negotiate: I’ve already asked for an extension and concessions, but the seller is unwilling to help or budge on anything.Attempts So FarFriends & Family: No one can cover $25K.Down Payment Assistance Programs: I’ve tried multiple; none seem to fit.Co-Signer: Already have a co-signer on the mortgage.Personal Loans / Credit Cards: With my credit score, interest rates are brutal, and I’m worried about jeopardizing my FHA approval.Extensions: We’ve already pushed the closing date back by a month.What I’m Looking ForCreative Financing: Any reputable local lenders, credit unions, or community programs in Detroit that specialize in these types of last-minute shortfalls for buyers with less-than-ideal credit?