Once I finally found a solid job, I kept the low-income lifestyle I'd been forced to develop, using my excess income to repay my grandmother, and then started saving that money once she was paid back.So, here's my take: don't focus to much on missing the three year deadline. 

As their agent that assists them during the inquiry stage, emailing info, I've got  a referral fee from them after the transaction, Just explain it to your agent.

It will make lenders want to give you loans and alleviate temptation to take on excessive loans too fast.

Of what I have explained above, what do you think is normal wear and tear versus excessive? 

Really drained and cleaned and refilled as part of the turn over .. that seems excessive hotels dont do that whats the difference. ??

@jay helms thank you, I am though, past that stage of knowing my why.

Seth thanks for the response.It looks like getting the proper CofO is not going to happen.Most likely at this stage planning to walk away from the deal.  

As mentioned above, oversized lots with existing homes appraise at ther lot value for the lot required, the excess is usually a third of the value per sq ft since excess or additional land is a small bonus, but when there is enough to subdivide another legal lot, you can get a steal of a deal!

I've talked to Home Stager and they said staging is more important I don't need a designer to design the house.

Instead of enforcing existing laws that were not being followed by a few landlords, they painted with a broad brush and now every landlord in the City is required to have certain language in their lease, identifying what is excessive use of City services (police, code enforcement, etc).