They now say they ate wanting to get the loan and want to turn it into an assisted living business.

if you think you ate going do go around the realtor and save money, I am sure the owner has a contract with the agent.

And my cash flow usually is ate up by some repair every year (I suspect my property manager isn't on the "up and up").

Those are our regulations to a tee and many more 10X worse.

@Mitchell Handley  Sorry for the ate reply.

I’d prefer not to use my personal money as 20-25% down payment and find a way to use private for  purchase and rehab  and then I can refinance with conventional loan , I’m just trying to get that research down to a tee .

I ate PBJs and lived in a shared house paying $600/month (if I were renting a 1/1 apartment I would've been paying $1,600ish/month) for years while I was making between 50-125k/year just so I could save every possible dollar.

.  ($200K is around the MEDIAN value in this area)  That increased rehab cost to finish out a nicer house, and the increased days on market seriously ate into our profit margin.  

You can also get referrals of these lenders from other investors ate RE meetings in your area.

Next, go talk to an attorney about your real strategy, but then they be unaware of the CFPB ate how they are getting on the war path in any consumer deal including real estate transactions.