So it does appear to be possible to get an FHA 203k loan for a 5-unit & convert to a 4-unit.When possible, aim for the Limited (aka Streamline) 203k loan, as it's less complex, not required to get an FHA consultant, etc.Of course, this is based of the two following important assumptions:1)  zoning allows for this2)  and obviously I owner occupy for at least 12 months3)  the total purchase price + renovations are within the FHA loan limits specific to my areaWhat I'm confused about is the timeline or chronological order of the process? 

This is not even close to the documents required for a properly drafted loan.

If you're thinking a Conventional loan... did your lender say if you'll be able to pass QM with such a small loan amount?

Using a Whole Life Insurance (WLI) loan avoids banks but accrues interest, potentially reducing policy benefits—compare this with other financing options like HELOC or seller financing.

VRM Properties is misleading on their website, not very many details are provided on their loans other than comparisons to a conventional loan.

And my rental cash flow went from only $1500/month to 19k/month profit by taking on more loans and harvesting the equity in some of my properties including my primary.

Bridge loan.

Quote from @Leonard La Rocca III: So is it common to find a conventional loan without meeting the lender in-person?

Why not take out a loan from the equity to pay off that debt?

Keeping a W2 for a while will make it possible to get loans and use leverage to invest.