Usually when we get prequalified, that tells us what our loan amounts will be. 

That model almost doesn't exist anymore and only certain lenders few and far between offer that type of money and even then you usually have to have a good amount of recent experience as well as still have funds because you have to be able to carry the note, float the rehab for reimbursed draws, etc.

Another consideration is that if we have a major storm event, it is usually much harder to get a single family home back up & running than a condo unit due to differences in construction and difficulty in getting a contractor to focus on your home vs a larger condo association who can attract contractors that regularly provide services for the association or can attract contractors due to the scope of the project. 

If it's DTI and they are giving you a hassle on using rental income from the departing residence - you can usually work around this by ordering an appraisal on that property or showing a lease agreement dated after your departure.

The issue is many preparers have defaulted to Bed and Breakfast treatment which is usually incorrect for a normal STR.

. - time heals the score if you pay as agreed, start ticking away at the credit cards with $10 extra before the due date.Negotiate an extension from the seller.

However, I agree that it looks like the math will definitely not work to pay of my HELOC and have anything extra..

So my question is - is there a way to offer an extra 20k outside of the normal escrow process?

In the future, consider getting permission in writing via text or email.Most people don't care, and the pictures usually aren't detailed enough for a viewer to see anything personal like documents, family photos, etc.

They will tell you what you can and can't do to.Certainly talk to a lender before exploring any entities or trusts as you will usually have to hold title in your name for financing.Once you understand what your borrowing options are, you can think about arrangements with your sister.