The results of investor’s losing their money may not be any different no matter which “level” above is involved.  

They have no understanding of compound interest, time value of money, return on investment, cap rate, or anything involving math of any sort10.

I’ve been involved in multiple mentorships, including Gator Lending since 2022, and I can tell you firsthand that this community is rooted in professionalism, learning, and collaboration—not in the stereotypes you're peddling.Transactional funding is a time-tested practice in real estate, with over a century of history behind it.

There is so much variance of tax rates, insurance rates, should the house have a basement, foundation issues, do I need a 1in copper water line or is pex better for the climate, etc.

These lenders also tend to understand the position you are in as a borrower and will work with you when issues arise and trust me, if you are involved with enough rehab/ construction projects issues will arise. 

This means your combined hours must exceed 100 hours, and together, you must participate more than anyone else involved with the property.

Not to be cynical, but if it involves a long story in several paragraphs (Hint: like you wrote above.), it’s probably a consumer-purpose loan.

There is a huge variance in underwriting guidelines, programs, rates, etc.Send me a message if you want to dive in to the scenario any more!

I'll send you a DM as well but wanted to connect as I'm very involved in the multifamily market for small(2-4 unit) and midsize(small apartment complexes) in the Pensacola area as both a real estate agent and as an investor. 

I believe the city council or something needs to be involved, it’s an involved process, I would assume it’s a single family & go off that, the fact that it’s been illegally converted to a multi family is not a factor in the success or failure of trying to get it zoned as a multi.