Instead of getting the typical FHA (203b) loan, get the FHA (203k) loan.  

@Brad Eckhardt@Curt Davis did a nice job of differentiating the two companies and mentioning that third option of speaking with a company directly.  

My plan is as follows:Keep stuff in my name so I have more lending options and better rates, including credit unions. 

Your best bet is to talk with the seller about financing options. 

Another option if you don't plan to occupy would be to get a conventional investment loan.

This in part will depend on how good the deal is and what they other parteies other options are. 

Specifically, I'm interested in exploring options that align with a 25% down payment and Debt Service Coverage Ratio (DSCR) loan.If you're a seasoned broker familiar with Birmingham real estate and have a track record of success with investment properties, I'd love to connect.

This is a much higher valuation than I typically am hearing about in single family zoned areas of San Diego

I personally work in the Columbus, Oh market because my research lead to this market.Build a Local Team:Find reliable local professionals such as real estate agents, property managers, contractors, and attorneys who are familiar with the market.Network with local investors and attend real estate meetups to get referrals and build connections.Set Investment Criteria:Define your investment goals, such as cash flow, appreciation, or a balance of both.Determine your budget, financing options, and the type of properties you want to invest in (single-family homes, multi-family units, commercial properties, etc.).Financial Preparation:Secure financing or funding for your investment.

If the town won't enforce it and the lawyer and realtor won't do it...then there aren't any other options.