@Edgar Perez the proof is in the paperwork my friend!!!

3) What sort of documentation or proof of work do you require (before and after photos, invoice, etc)?

My girlfriend and her family are living proof as well as my self.

That said, from what I can see Tampa Bay as a whole dodged a huge bullet.  

I personally used Bullet Roof for my residence and have a lot of clients that have used Rosie's Roofing.

To show your value to them you will want to give them a pre-approval or proof of funds or hard money letter so they can confirm that you have the resources to buy when you find the right deal.

I could be wrong...but having no agreement is pretty much an open door.Not sure what kinds of protection she has now...verbal agreement does hold up in court but there's no proof...so I guess she's at the mercy of the judge.

Will a tenant break the glass on that door if he pushes the door to the garage wide open?

I have renovated all units making them tenant proof and fortunately have had zero repair costs (knock on wood!).

Looking for advice on how to obtain a secured (using property) non-income verification type loan for the purposes of renovating a non owner-occupied second home that is owned outright in order to to turn it into a short term/vacation rental (thus utilizing those projected funds for repayment).I've looked a lot of options (mostly from conventional lenders) but 99% of them want to see tax returns/proof of income.