It will be a miserable existence if the lack of "there, there" posts or the lack of a refund from HD over a sample encourages the OP to try to organize a paint boycott or denigrate the people on this site, petty reactions if I've ever seen any. 

@Lindsay Op de Coul @Ben Taub Thanks for all the suggestions.

How would outing him online effect anything from a law suit standpoint if that's what OP is going to do?

Lots of opportunities indeed.As for the OP and business loans, my 2 leveraged properties are currently business loans from local institutions.

I don't speak for the OP, but I DO NOT have a decent amount of money saved up for down payment (everything tied up in the new practice as either family emergency fund and practice emergency fund).

I don’t jump on this app as much as I should, but after my OP, I’ve done some digging around with local credit unions and portfolio lenders such as Visio.

But there are many people who don't have that luxury and then the question the OP has becomes very relevant.

I am an HML and can lend in California, to answer OPs question. 

But the OP was asking about entering into a sub2, then trying to do a work out/reduction....different animal.

@Grant Shipman if you read my first post, yes I mentioned both VA and USDA, but neither of these are applicable for the OP.