If they're pitching a program, do not buy it until you are 110% deadly committed to it such that that will be your course of action.Commitment and persistence have been my biggest assets.

Many portfolio programs start at 100k loan amount, so waiting the 6 months seasoning period to use the higher value is probably your best bet.

@Pauleen B Atkinson  For the 95% cash out program, requirements are low debt to income ratio (35% or under), and 680 credit, primary residences only. 

@Tyrone Osilesi all of the programs that are used do NOT know how to give adequate value for things like finishes.  

I am trying to find free leads until I can afford to purchase a lead gen program and tried to look at my counties website, I found myself at a complete loss.

There is a wonderful program that will help them to go to school and receive funds from the State, but there is no transitional housing for them.

You could use most of the same program to calculate daily pro-rated interest, or a 30 year mortgage payment (the "program" was defined by what tube physically went where, less moving physical things around meant running more calculations faster).

We put together a program to help them compete.85% max CLTV5% of CMA value max loan amount. i.e. 25,000 for a house worth $500,000.

Doing that repeatedly is sort-of, kind-of, but not really abusing the intent of the program to help owner occupant buyers, not real estate investors. 

There are some programs where 30 days seasoning is required.