I was allowed to count income from less than 2 years from a new job IF it was the same industry.You can try a local bank or credit union - but over 90% of loan are sold on the secondary market and need to conform to fannie/freddie guidelines to do so.  

I frequently see properties with non-conforming aka not permitted additions. 

They will make your note buyer comfortable the note conforms to Dodd-Frank.You can sell the note without much seasoning, however most note buyers are pretty cautious buying rehab paper in today’s market.

No permit needed on regular repair of home, including plumbing, electrical and mechanical - although work has to conform to established guidelines.

IF you do not have sufficient comps for a sub property, you likely do not have a conforming property or you are in a more rural area, in which case you should consider avoiding such investments for flips OR get to know your areas so well and have the ability to make accurate adjustments as an appraiser would do so that you keep yourself safe.

One of the many things I have learned over the years of RE investing when it comes to flipping is to stay clear of non-conforming properties.

Any contrcat, and a note is a contract agreement, which does not conform to legal requirements is usually unenforceable and invalid.

If you don't have a zoning that will allow that you will end up with a non conforming property.

Are you our of conformance?

Mike, don't call the attorney until you're done.....LOLNext, reading closer, you have a non-conforming property unless guesthouses are common in the area with comps.