If you move title to the property into a trust for the seller's "Estate Planning purposes", you still need the mortgage company's approval. 

Owner-Builder Construction Loan (Challenging but Possible)Some lenders offer owner-builder loans, but they usually require:✅ Strong financials (good credit, assets, low debt-to-income)✅ A solid construction plan, budget, and timeline✅ Proof of prior experience (renovations help, but formal experience is a plus)✅ A licensed contractor or project manager to sign off on the build2.

If you are not planning to live in the property, then you are not going to qualify for an FHA loan.

My fiance and I are in a unique situation as I play baseball professionally, and she works online and plans to live with me during my season.

It is to get you to reduce the amount of time you waste looking at deals and knowing what is good and what isn't good for a deal.You'll also need to know the area comps, are people putting in wood flooring or LVP etc.

I recently was moved into their planning program after four completed projects with them.

Bulldozed the house and plan to build a new house on lot in the future Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

In other words held for steady cash flow.My VARIABLE (note) PORTFOLIO consists of more active/speculative notes - non performing notes I purchased at discount to principal owed; notes I hope to “work” for enhanced ROI, real property I “purchased” with a leaseback option to repurchase, and defaulted notes I purchased planning on eventually taking ownership of the real estate, as well as notes I created that don’t have current payments but provide a guaranteed return plus an equity “kicker” when the property is sold. 

I had hoped to offset it with my capital loss carryover and haven't planned for any expense documentation etc. can I make the case that I am not a dealer because this is my first time and also have a high w2 income relative to the LLC profit? 

@Ilan Friedman planning on buying cash or with mortgage?