Louis for the hard money loan.

There is a reason banks don't make loans on stocks.

Your realtor will be able to give you a much more detailed market specific answer but with house hacking and a VA loan it should be possible to get 0 out of pocket.

  $190k all-in ($131,250 30 year loan, $43,750 DP and $15k in renovations). 

@Steve Powers is correct that these were mostly originated as owner occupied loans.

You could also use a Fannie May Home style renovation loan which a conventional loan and require 5% down vs.

Yes there are alternatives for both beige and 30 year loans for no US borrowers.

However, my debt to income ratio with that home loan, and student loan doesn't look that great currently and I don’t have much for a down payment.

This is the structure we were looking at which is more of a subsidiary structure and this applies to raw land development: 📌 Structuring Plan1️⃣ Set up a QOF to raise capital from investors.2️⃣ Create a QOZB to handle hotel & parking development (each separate land parcels).3️⃣ QOF owns the land & funds QOZB for development.4️⃣ Raise capital through QOF equity, bank loans, or JV partners.5️⃣ Develop the projects & operate for 10+ years for tax-free gains.

The substitute of collateral was more of a scenario where you sold for $155K, and instead of paying off the $88K loan in your scenario, those funds stayed at the title company and were used on a cash purchase happening nearby in date.