No offense, but absolutely, positively in no way shape or form would I, as a lender of over 30 years, provide a loan to someone with no out of pocket capital.

I have part of a 401K loan to payback and money borrowed against my HELOC.2) Maintain a yearly savings rate above 55% for 2025.3) Purchase another rental before the end of 2025.

Commitment Letter: A loan term sheet shows intent but isn’t binding so that brokers may see it as preliminary.

However, if your income can't support the debt of the mortgages plus whatever else you may have (car loan, student loans, etc) then you may NEED that lease signed in order to offset some of the debt.

With that said can anyone suggest reputable lenders that are able to assist me with a debt consolidation loan of ~25K?  

Also depends if you are getting appraisal and what attorney charges for creating loan docs

If its a conventional conforming loan then I believe they should be reporting your payments.

Quote from @Dina Schmid: You can sell anything you want, but that doesn't mean it will qualify for a home loan or be accepted by a building inspector. 

Hire a contractor or GC with clear terms for execution and completion.Secure financing early, whether through cash, private lenders, or hard money loans, ensuring reserves are included for unexpected expenses.

minimizing free cash flow with larger mortgages or shorter term mortgages takes the cash flow which would be taxed and puts it into the amortization of the loan.