. :) That is a LOT to work around, and way too many excluded months, honestly.

Fannie Mae does have a loophole (taken directly from the Fannie Mae Selling Guide:"In order for non-mortgage and mortgage debt to be excluded from the debt-to-income (DTI) ratio, the other party has to pay the complete monthly obligation every month for a minimum of 12 months (and the other party cannot be an interested party for non-mortgage debt).

If he meets the 2-out-of-15-year rule and lives in the house for 24 months before selling, he can exclude up to $250,000 of gains (or $500,000 if filing jointly) from taxes.

You just get to exclude those trees from the improvement value from the property. 

Current rate is 3.My normal closing cost (excluding prepaids on insurance & property tax) for a conventional 30yr mortgage for similar SFR has been $3800 - $4100 range.

That is your excludable amount under Sec. 121.

Namely, you must be able to show that all of the following are true:you are married and file a joint return for the yeareither you or your spouse meets the ownership testboth you and your spouse meet the use test, andduring the 2-year period ending on the date of the sale, neither you or your spouse excluded gain from the sale of another home.If either spouse does not satisfy all these requirements, the exclusion is figured separately for each spouse as if they were not married.

In fact, it can be very disempowering to be the only female in a group with all these men talking over you and excluding you from the conversation (and this happens a lot to many of us.)I'm certain that we all hope to break into the majors like Jackie and take advantage of every opportunity at our disposal, but that doesn't mean that learning from other women who have already had success wouldn't be extremely valuable for many of us.

The warranty excludes standing water and plumbing leaks - this is probably the reason.So while I am impressed with how waterproof it is, this is a kitchen with dishwasher ina  rental property, so we will go with LVP which I know is 100% waterproof as it's core is just plastic. 

However, this doesn't exclude you from FHA loans or conventional loans for a new primary residence.When you apply for pre-approval, it's important to be truthful about your situation.