One of my original preferences is for there to be city utilities instead of private.

Im assuming same goes for private seller?? 

Private money is an option too, but my father is having his HELOC renewal so that is not viable now.

I have six mortgages on other investment properties and no private residence.

Me personally I would use the business line as a down payment source to pair with bank\private financing.  

The only advantage to putting 20% down is that you won't need to pay for PMI (private mortgage insurance.

Mine are outside the city in the sticks in the mountains so websites aren’t fantastic but they st least have phome numbers of who to call and in my market that conversation usually goes something like “what’s a permit?”

Anthony -  thanks for the question … I would recommend that you  contact  your bank  and whomever else you want ...using the same  exact  scenario and questions - outline / ask  whatever questions you have ...maybe gets some  basic  quotes ….once these  conversations are  completed - make a  decision as to whom you want to use for the  pre approval/ pre underwritten process ….. the FHA  product is  very homogenous and  shouldn't  be too much different from one lender to another ….. the  customer service might make a difference

So anything along the lines of an email or phone call, is just a conversation outside of the purview of the contract. 

What’s the quick way to get out of a house hack and have a private personal residence paid for and is that desirable?