You don’t have to pay $20k+ to learn to broker loans. 

So a loss of about 55k We did a lease to own option so I could immediately take over expenses but keep their primary resident loan and interest rate.We agreed to a deal which would cover all their expenses at closing, their remaining loan balance, and $45,000.

Couple is divorcing, husband wants to keep the property; wants ex-wife's name off of property/loan. 

With my situation of not being bankable, would DSCR loans still apply to me?

I was considering having a lawyer draw up a baseline loan doc and make tweaks to it on a per loan basis.

So a loss of about 55k We did a lease to own option so I could immediately take over expenses but keep their primary resident loan and interest rate.We agreed to a deal which would cover all their expenses at closing, their remaining loan balance, and $45,000.

Its a tiny loan for any institution.You'll have to get hard bids from a local GC, but maybe $110/ft?

The substitute of collateral was more of a scenario where you sold for $155K, and instead of paying off the $88K loan in your scenario, those funds stayed at the title company and were used on a cash purchase happening nearby in date. 

Here’s a breakdown of the main ways investors fund their first deal while minimizing their own cash outlay:1.Private Money & Hard Money Loans– These lenders focus more on the deal than on your personal finances.

Personally, I'd cash-out refinance into a 30 or 15 year loan.