While it's true that this can happen in a corporate environment too, that often seems to be at arm's length, while this is more in your face.

The investing environment is constantly changing and without proper guidance through the legal quagmire of transactions, potential losses are devistatingand career ending.

John, if it's a bank it's covered by FDIC or the Office of the Comptroller, without showing the ability to repay the loan as required by regulators, as the very first consideration, you won't get a loan at any LTV.

You can look at the FTC regulations concerning advertising real estate, that trumps any state law.From my GREA site copied from the reg. 

If you put in a black water storage tank, it's still regulated by the state.  

You immediately find free childcare in a cool recreational environment that kids want to be in!  

Move on from this with a lesson learned that in this new TRID environment, you need to set more reasonable closing timeframes and/or be able to move all-cash if the lender commitment goes south.

So...what bank/regulations allow for any of this to happen in under 6 months?

Take these basic terms to your attorney, financing your own deals really isn't a DIY thing anymore, after you've done a few under the new regulations you might cut your teeth on one later on, but not for your first note.

@Chris DeSisto it is a little different depending on if you work for an insured depository regulated by OCC, OTS, FDIC, FRB and NCUA or the Farm Credit Administration.