You already have a great base to start from with your experience from the family business and your current employment as well.

If I didn't close by Mar 30, then I'd lose $2,500 of my $5,000 earnest money deposit.Upon signing the cash deal contract, I employed the Environental Specialists for ($3,800) to do a full assessment and scope of work for the property.

Our income is not very high, around $20K a year, we are self employed and deducted everything we could.

For conventional lenders you’ll probably need 2 years since it’s self employment

Looking for a lender that would feel comfortable with the value of property I already own (free and clear)Current or prior ownership of real estate: Currently own - Current townhome $250-275k (free and clear), Investment commercial warehouse $300k (free and clear), 50% owner in out of state (South Carolina) single family home $275k (free and clear)Occupancy: Current townhome occupied by us, will list for sale once we move - Investment warehouse is fully rented - Out of State home used as vacation homeValue of property at present and/or your offer price: We're shopping for a home in the $400-425k price rangeAfter repair value: $400-425kAnticipated or actual appraisal issues: Actual valueCurrent rents per month: N/A - Will be personal home, not being rented outFair market rents per month: N/aDown payment or equity: We will put at least 20% down, probably $100-150k down paymentSource of down payment funds, if applicable: own fundsIncome Source: self-employed (Retail) and more recently landlordGross monthly income (optional): $7,668.00Monthly debt obligations appearing on credit report, plus (if applicable) personal rent and alimony/child support/etc:  Maybe $400/month at the mostFICO: Excellent - 814 (TransUnion) as of 12/18/18, 810 (Equifax) as of 12/18/18 (via Credit Karma)Credit issues: No credit issues. 

As a broker and investor I can expand on this some.REO broker you can almost forget getting one on one service.Their meat and steak and repeat business are banks and asset management companies assigning listings.They employ buyers agent to handle that side of the transaction most times and are too busy doing reports,etc. for the bank.Some smaller REO brokers might handle the buyers side if their book of business is small to medium size.Many of my friends on the residential side stay away from the REO list side now as the margins are too low and overhead too high.They have shifted to be buyers agents on REO's for the higher co-op OR they are listing short sales before it reaches foreclosure.Banks with the ROBO fiasco are gun shy a little on foreclosing but can do short sales more quietly and shed defaulted assets.This is why short sale volume has been picking up more and more and residential REO has been stagnating with volume in some markets.As far as wholesalers and assigners.I don't dislike anyone.I play the percentages.A direct end buyer purchasing cash takes out the mystery and things that can go wrong with a wholesaler.So as far as listings I prefer vanilla deals that have a higher percentage of closing.Wholesalers with a little cash make up many who are experimenting on deals to try and make a buck and are new to the game.This causes many of these types of deals to fall out.It's just like a buyer obtaining financing.What type are they trying to obtain makes all the difference in the world on the structure of a deal.So wholesalers and assignees are a last resort with my listings.

I do know that there are some load issues from time to time and we do have employed an expert in these things who is trying to figure out why it is happening.

Go to the IRS web site and get an EIN (employeer id number).

Jay, quick sources of cash:ULOC - with good income and credit, $25k unsecured lines available typically at the branch level of many banks; in my area US Bank, PNC Bank, and Fifth Third Bank readily provide, though some banks don't offer; much cheaper than credit cash advances (Prime + 2 up to P + 6); can usually be approved in 48 hours401k loans if your employer offers and you have vested fundsTransaction or HM won't work in this case, as the amt is just too small, among other things.

I believe the Trump tax cuts and new health care plan will free up a lot of cash for a lot of people and boost employment.