If you make consistent income meaning theres not commission or bonus you receive then you can pre qualify just with you consistent income.

I'm thinking Section 179 accelerated/bonus depreciation qualifying equipment.

..once you are negotiating with the bank and agree on a NET PRICE to them, you can boost the purchase price adding in all rehab costs as part of the deal..you can even have the bank give your Buyers Agent Realtor a $2000 bonus which in most states your realtor can REBATE to you on the closing statement (limited to a max of up to 1% of the agents usual 3% commission..so there's probably a few extra bucks going to your realtor in the end and she will love you for that. 

Your situation does sound like you made improvements but some of the bathroom stuff can be five year property instead of 27.5 year property.I would break out the cost of the toilet, vanity, mirrors, shelving, sinks, etc as these are 5 year assets.Then, you can take bonus depreciation or section 179 depreciation and get a similar expensing as it you called it a repair.Plus, you should allocate a portion of the original purchase price of the house to this bathroom then take a write off for the assets you abandoned.

Bonus points, you also will not pay the VA funding fee.

Being able to leave your equipment on site is a bonus...

**BONUS** This story comes with a bonus by the way lol... it doesn't end with the city neglect! 

I have a follow up question about the bonus depreciation.

The lack of communication nearly cost me my last deal, but luckily I just threw in a "bonus" that would not appeal to anyone but a specific type and it was exactly what the Seller needed.

I am looking for someone who is familiar with using 100% bonus depreciation and de minimis safe harbor.Thank you in advance,Mike