Hi Kelly,As I've never used an attorney to close a deal (Wild-Wild West over here), I do suggest using a RE agent if you're not entirely sure what to do.  

This works because with a HELOC, where they sometimes just give you a Visa card and let you go wild, there's really no way to know and no one is checking.

But really all those home improvement books/websites that say "1 hour" or "2 hours" for a task are usually wildly optimistic estimates (and don't count just getting to the property, studying the project, planning and prepping the job, getting materials, clean up, unforeseen issues, sticky wickets, etc). 

A little more to the story is the lady is going blind and that is why she does not want to list it. 

A tip about Section 8 - I know a few guys who have properties with S8 tenants, it's vital to build a relationship with the inspectors and office ladies.

But the big 3 are wildly used by many for business and lending purposes.

These days there are many more, but their risk tolerance still varies wildly so don't feel like you can't say thanks and walk away.If you want an idea of what could go into your financing application, I recently wrote up a post (way too long) on some good practices that we use.

Austin doesn't experience wild swings in prices like other markets do.  

You sound like a smart lady, single mom, entrepreneur!

It is a good idea to visit the applicants present residence to see the setup with their pet bird.Keep in mind that bird people will often collect other birds (I once owned 200 Lady Gouldian finches in my own house).Gail