That could change this year  if families are flexible enough to work and school from home.

I had a huge struggle with the first lender of my property in Escondido and then did some research and found one that was way more flexible and worked several times faster than the first one.In one of the training events I attended years ago, someone said something really important that I feel applies here as a reminder: "We are running the show (regardless if you do your investing with an LLC or not).

From everything we researched the LOC could allow us much more flexibility with purchasing and rehabbing.That is awesome about your wife and FIL. 

This might give you the flexibility you want/need. 

Please note that the account into which the funds are deposited must be the same type of account from which the funds were first withdrawn (e.g. withdrawal of pre-tax funds from a 401k could be deposited in a pre-tax IRA but not a Roth IRA - "like to like").Loans:Payments on a 401k loan taken under the CARES Act must be paid back starting in 2021 over a 5 year term.Here are the details regarding the loans:NEW LOANS:The CARES Act which was enacted to provide relief to individuals impacted by COVID-19 allows for increased 401k loans and more flexibility for repayment of these loans.Specifically, you must be an individual who meets one of the following conditions to demonstrate that you have been impacted by the crisis (and it will be your responsibility to retain documents in your files that demonstrates that you are a qualified individual):Individual who is diagnosed with COVID-19, with a CDC-approved test;Individual whose spouse or dependent is diagnosed with COVID-19, with a CDC-approved test; ORIndividual who experiences adverse financial consequences as a result of being quarantined, furloughed, laid off, having work hours reduced, being unable to work due to lack of child care due to COVID-19, closing or reducing hours of a business owned or operated by the individual due to COVID-19; or other factors as determined by the Treasury Secretary.On or before September 23, 2020, such individuals take a 401k participant loan subject to the following terms:Maximum Amount of the Loan: 100% of their 401k balance not to exceed $100,000.

Open to other strategies Also is there flexibility on a FHA with location.

There is more flexibility with private lenders and some even without a PG if the property and LTV was strong enough

A lot of folks are thinking that inventory's going to loosen up in the next 60 days as the incentives and prop ups end and overleveraged land lords have to get more flexible. 

In my opinion the best zoning for the maximum flexibility is B2-3.

Hi Robert, my suggestion is to have them build a relationship with a local community bank since they have more flexibility in their lending requirements.