I'm under contract for a rental property in Boca Raton, FL.

I’d like to invest in multi family properties in Boca Raton, Delray Beach, Fort Lauderdale area.

A little about my background, I am 22 and graduated this spring from Worcester State University in Massachusetts with a degree in Finance, I will be attending Lynn University in Boca Raton Florida for 1 year to obtain my MBA in Entrepreneurial Management and Financial Valuation degree.

I'm assuming so since you're in Boca.

I smell a rat on $10K worth of tools, and the fact he wants you to claim it. 

Im TRYING to buy an REO property in an expensive golf course community in Boca Raton FL.

We would also rent out the home that we refinance.When our daughter graduates next year, our plans are to move from the city we live now and to move to the Boca Raton, Delray Beach, or Boyton Beach area.

However, few days later he called me saying he couldn't do the work because he's tight up with other job in Boca Raton, another city. 

You really should consult with a CPA, although you are late in the game for 2016 (your tax return is due Monday - although I see that you are in Boca, so you do have IRS relief until 1/31/18 as a result of Irma). 

Freddie is 80% primary No cash out and 75% non owner ltv https://sf.freddiemac.com/general/maximum-ltv-tltv-htltv-rat...Only refinance choice from hard money is something NonQM full doc, again at lower LTV than he wants.