Hard money lenders have a good amount of flex when it comes to FICO score and typically the main issue that borrowers with low FICO's have is that their max loan size gets cut which doesn't seem to be an issue here.

Having a rock solid SOW can prevent many of the issues that arise during any project.

It will take 19 months of cash flow to break even.This doesn't account for any maintenance issues or a really bad renter.

If while asking the questions the loan officer says that the sub to property that you are getting ready to buy would become an issue then just close on the sub to property after you close on your refinance. 

The worst part is they refuse to help me get the account back, quoting their terms of service and stating they are not liable for any issues with my account. 

That said, if you have a very specific issue, please contact support@biggerpockets and perhaps they can assist you.

You've got ADA, FHA, and the Oregon Department of Agriculture issues. 

@Jesse Rivera I love the idea of it the only issue I'm currently facing is I would get negative cash flow renting out my current home  based on my current mortgage so it definitely isn't ideal 

Generally, a loss can only be claimed in the tax year when the investment becomes completely worthless or when there is a final determination that no further value will be recovered.If the REIT has officially liquidated, been declared insolvent, or issued a final report confirming that no additional distributions will be made, you may be able to claim the loss on your 2024 tax return.

There are a lot of site-specific issues you need to investigate before deciding what the land is worth to you.