That is why it is hard to get regular real estate loans on assets valued so low, the cost of the refinance makes it so you are paying higher than they can legally charge you percentage wise.

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You also need the operating cash to do rehab.I say this because you mention FHA and low money.

When I did my first house hack in Columbus I showed very low income on taxes. 

Sometimes they have a pre-determined amount they are willing to share, sometimes they say they are willing to pay but the amount must be negotiated. 

Points and the Delta on the spread.. in those days I was borrowing on my LOC's for about 7 to 8% apr.. and lending at 20% apr..

(1) Ask for a pre-approval letter of some sort from their commercial lender?

Also, there may be some tax benefits if they can qualify for federal funding based on low income. 

Every flipper has found themselves at Lowe's for the fourth time in a single day, picking up yet another piece of material for a project.

With HML at least you in theory can vet the property and keep a low LTV to ensure you can be made whole.