With home prices being so high and interest rates being at record highs, the “self-sufficient” rule cause problems for many buyers using FHA money.With Fannie Mae, there is no such rule.

It has been a great rental with a fixed conventional mortgage rate, generating cash flow from day 1 and already gaining equity due to the increased value.

If you use an Hard money for an investment it will be loaded with fee's pay points and high rate.Primary home is a simple DPA program either through the State, County or like CHENOA. 

Do we have a minimum or a set rate for a agent?

. $1,000 for your commercial license and then another $1,000 for your operators license since commercial licenses have different fees and parameters.

Or you could promise a certain interest rate then lower the rate by a percentage or two at closing.What can be done in todays market to underpromise and overdeliver?

Generally speaking, as crime rates trend down, the demand ratio often trends upward, but it is not a given. 

So when you get to 20% equity, you can refi for cash out, or for a lower rate -w/o the pmi, which allows for cash accumulation.  

There are some "no doc" loans out there that investors or other folks use, but the tradeoff is that the rate ends up being higher than conventional loans. 

I also would not sign up for any website that charges a sign-up fee.