HI Bradford,Most lenders can do the 203k FHA streamline or full K / standard program or the home style conventional loan program.The problem is most have not done a rehab loan program or have construction experience  or the process on the lending paperwork side.There is quite a bit of paper work such as:- scope of work + revised scope of work or adjustments- consultant review depending on the depth of your construction project and work being done- resume for contractor- certain lenders have requirements for contractor experience such as you cant GC (general contractor) your own project and such- reserves or margin of error in the project such as the 35k streamline 203k loan which only leaves about 28-30k of actual construction cost with the remaining 5-7k for reserves and contingency- only 203k standard FHA can finance your carrying costs (so you dont have to make a mortgage payment during your 6 months of construction)- Home style conventional rehab loan cannot have a project that is more than 50% of the after improved value (meaning your rehab cannot be 250k on a 450k valued project after you finish) youd have to lower your rehab to 225k or less in this example) This is not limited on 203k products- much moreAfter the construction details and process theres the typical financing aspects which include regular FHA or conventional qualification guidelines.The rule of thumb though is to qualify for way more than you need or to do a max purchasing power assessment to see how much borrowing power we have to ensure we have enough room to budget for the 1) purchase, 2) rehab / construction budget, 3) reserves and contingency budget to fit in loan approval criteria.Let me know if you have any questions on what to look out for.

I’m not criticizing you here.

In the book "Long Distance Real Estate Investing" you need to get your core 4: Lender, Realtor, Contractor, Property Manager; and use them to check eachother but your property manager is critical. 

In addition, writing only after the fact to me is missing the dynamic aspect of it all.

I am no expert on loans, however, it has been my experience that it is absolutely critical to shop your lenders.

If your kids live 30+ minutes from the properties then you'll be looking to have the properties managed I'm assuming which is a critical part of success in CP.

After closing hard money the two critical pieces were securing a rehab bid and getting insurance.

I am not following one aspects of it, any help would be highly appreciated, as I feel like I am stuck here.  

I certainly am willing to take any constructive criticism and don't take it personally if it is factual. 

Hypnosis has been a huge help for me in various aspects of my life.