Realtors have likely walked through and done a broker walk through.

I would recommend working with lenders that hold an NMLS or RE broker's license.

My wife brokered a 6 mil house in Oregon even.. the seller was a Chinese bizzman who bought it for his 19 year old kid.. why he would need 10k plus sq ft I dont know..

I've been teetering around the idea of house hacking once I am done with college, but a big issue I have come across when speaking to a mortgage broker is the fact that I need to prove 2x of the mortgage in monthly income.

They don't rely on ONE supplier, ONE broker, ONE anything.  

@Zach Edelman I appreciate the feedback and the broker info!

I would check with Dennis Kahn at Homestead Mortgage or another popular mortgage broker here, Zach Starnes or there are several other lenders that can re-fi off appraised value much sooner than 1 yr.

I'm not just paid to help navigate the 15- to 90-day transaction but the value comes in the 15 years as a licensed broker plus the 20+ years as an investor. 

I find 95% of deals that go through wholesalers  the seller pays MORE commission and NETS less money by far than listing with a good broker and selling on MLS   .. 

I can get you in touch with a great finance/insurance broker local to Houston if you want to PM me!