You can not “short cut” it.  5.

You can earn honorable discounts and fees overtime by establishing mutually beneficial partnerships with one lender or broker but squeezing them dry for a lot of hard work and not equal pay isn't something I recommend making a strategy

Cash-4-Keys is a lazy-PM action, it's one to avoid doing the work and is never in favor of client.

In your proposed situation, here is what I would do:1) Make sure you have a good/solid/reliable contractor that can actually do the work and has capacity to handle the project.2) Apply for the max HELOC and get it established. 

That is your paycheck for all the work and time you have invested over these past 5 years.

This is because rehabs are work and have risks.  

I think people just needs programs that work and even if I have to pay a monthly fee for the info and some guidance that's not a problem either.

(total approx 200k)We cannot find anyone to loan us money (ok we tried like 2 places)---I just never thought this would be so difficult because we own a house outright & we are still getting turned down because of 2 late mortgage payments when my husband was injured & out of work for 5 months last year.We both work and made enough money on our first flip to buy the 350k house outright.I am a real estate agent & our area is very rural. 

When you have STR like airBNB or VRBO DSCR does allow that income unless you can provide a previous 12 month rents received or a print out from VRBO.The alternative to that is if the lender or UW will allow the appraisal to use MTR/STR income/rent schedule if the rents and property is common to the area in terms of rent available for the apprasier to show proof.My advice to you is make sure you do your home work and deal with a seasoned Banker or Loan officer that funds multiple DSCR loans per month. 

@Sam FaasTypically homes need major work and do not qualify for conventional financingAs noted they are typically overpriced.