It's likely to keep getting eliminated in areas and while a good business for true business people who care about the people, 99 percent are just out for a small check and fail fast.

This is holding me back a little and I am currently shopping for other lenders, banks.

We are able to add some of the expenses back to your income.If that is not enough, we can do non conventional (Non QM), and once you establish 2 years anniversary as self employed, we can use 12 months of bank statements.

Would the bank get involved?

Traditional banks , online lenders or?

Make an appointment at your local bank and ask them how much of a mortgage you qualify for. 

Personally I use my local regional bank where I’ve banked for years.

My question is once I have a deal signed for an apartment with seller carrying back down payment I need a partner/guarantor which would help qualify for bank loan with their income and cover closing costs. 

Hi Jose.My properties are currently with PM's, but all of our properties are D class so I might be able to provide some insight.With D class, a lot of people don't have credit or even bank accounts, and anything on-line that they can't easily do on their phone isn't going to work. 

Once you go to 5 units, the property is technically considered commercial property to banks so you'd need to get a commercial loan.