Her credit isn't the greatest, but she's super sweet and a hard worker, so you are certain it will work out.

So you can scale that if you want.FHA is for people with poor credit and very little down payment.

She uses QBO and is linked to my online banking and a couple of credit cards.

I knew there were some HML lenders that did OO, but OP credit score “isn’t great” (which likely means it’s poor) and “technically don’t make much money” (which likely means he has little income).i think it is long shot any HML that does OO will take on this risk for what they can legally charge for OO loan.  

This is much lower than the costs associated with refinancing.Benefits of Mortgage RecastingLower Monthly Payments: The most immediate benefit is a reduced monthly payment, which can free up cash for other financial goals.Save on Interest: By reducing your principal balance, you’ll pay less interest over the life of the loan, potentially saving thousands of dollars.No Credit Check or Appraisal: Unlike refinancing, recasting doesn’t require a credit check, income verification, or home appraisal, making it a quicker and simpler process.Keep Your Current Interest Rate: If you have a favorable interest rate on your current loan, recasting allows you to maintain it while still lowering your payments.Drawbacks of Mortgage RecastingRequires a Lump Sum: Not everyone has the cash on hand to make a significant lump sum payment, which can make recasting inaccessible for some homeowners.Doesn’t Shorten Loan Term: While your monthly payments are lower, recasting doesn’t reduce the length of your loan.

I think they used to go up to like 80-85% CLTV depending on credit score.

Then it shifted to more flips and rentals, with a lot of discussions on how to capitalize since the credit markets were frozen.

THere is a loan I have seen folks using in the past... not sure if it is still available but it is the MACU90 loan with mountain american credit union and it is a 10% down investment loan.

Also are you doing credit checks through them?

If you fail, you can raise capital for my projects and will give you another Co-GP title. .......Or you can organically grow your real estate portfolio and credit worthiness &  keep the $30K.