Also it makes it more difficult that you dont have any experience level or track record. keep looking you will find a lender but again keep in mind your credit score, finances and experience level will all factor that number of lenders that will open up their bank accounts to you.good Luck

I'm not entirely sure a bank would necessarily even find out about the zoning/use mismatch, let alone make that a deal-breaker.

Can anyone recommend a bank that would be able to finance such a small amount?

I know short sale can take sometime because I would need the bank to approve my offer also and their agent (niece) is willing to show me the home before it goes on market and they are open to working on deal.Should I pursue this deal and what would be a good strategy for this?

Example: Purchase 25k 972 sqft with mild rehab ($60sqft for gut) Figure that your rehab is going to cost around 50kIf your AR= 120,000 that would mean the bank is willing to give you 90kYou would be able to have 100% of the property financed and around 10k profit after fees/costIf you need me to get better numbers I would be willing to have a conversation with you and get my numbers tighter based on that area. 

And I have phases were some bank and some don't buy a quarter later and the tides change and lists perform differently.

I still use my HELOC to purchase properties (HELOC >> Personal bank account >> Capital contribution to LLC), but I take enough credit out to cover the loan cost of the project (pay your HELOC with your HELOC). 

Jared can u assist me with my situation concerning the proof of funds and a good hard money lender for the funds who will use the home's in the contract as collateral I'm also looking for a good agent who is willing to make bulk offers to the bank

The condos were completed this year.A bank foreclosure I bought in Bayside for $200K is valued at $1.275 million today.

Ask for bank statement proving money was taken out.