I am not familiar with Las Vegas rules but most platforms won’t let you apply for a permit unless you are on the title of the property, then you will need to furnish the property after closing unless you are purchasing a property that comes furnished.

The renovation costs may include a contingency reserve and renovation-related costs.Contingency Reserves:Contingency reserves 10 % required for any unforeseen cost overruns that may occur during construction.Unused contingency reserves that were financed into the loan will be applied to the principal balance of the loan.

you mention applying for a loan …..does this mean you own a home and were  trying to refinance it  ? 

Don't know if any of those apply to you or not, but good to check with your lender today and get them to run your credit so you know what your targets are. 

FHA loans include oneproperty per FHA loan, owner occupied for at least 1 year, and can apply for new FHA loan in 2years.

If I am applying for a mortgage for anything I have to self-report these loans.

And I understand that it’s about applying yourself as well.Do you have any programs you’ve tried and had better a better experience? 

------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

I ultimately obtained a variance to build 12 townhomes and 18 condos reliant on my hardship case and by agreeing to take responsibility for replacing the retaining wall in a re-designed terrace approach that stepped the wall back from the most immediate neighbors which was a rounding error once applied to the overall project budget.

It’s all about putting in the effort to learn and apply the strategies.