Two things I remember that probably don't happen today: -First property was a no-doc loan, technically low doc because you still had to provide information but with 30%+ down pretty much anything you wanted was yours.

Or, depending on the property you could go non-QM with like a DSCR loan and close in an LLC or partnership.

Regarding a HELOC, most banks will only provide a HELOC up to 75-80% of the property value, so you may not be able to access a HELOC for a while.

STR it will cost you big.this isn't a difficult job depending on the fridge location.

Who is your favorite DM list provider and why? 

It kind of depends on the type of properties you're looking for funding on.

Is her goal to be nice and provide some of the gains or reduce her taxes by trying to split income between her and her ex?

It seems like a common challenge, and any advice you can provide would be invaluable.Thank you in advance for your help!

Quote from @Marc Shin: Should i be providing disposable toothbrushes and extra toothpaste to guests? 

As far as timeframe, anywhere from 21-45 days depending on how quick a borrower gets their docs to underwriting, how long the appraisal takes, etc.