I do over 60 double closings a year with Meridian Title & Hocker & Associates.The only thing to watch out for is if the seller [usually a bank] puts a 90 day deed restriction on it.  

They will most likely place restrictions on the roof, as in they will not pay for a full replacement due to condition if a hail storm or such comes by.  

I can't toot my horn too much considering I haven't gotten my first successful deal yet, but I've taken enough action to see a 20% response rate on a D4$ direct mail campaign, to generate a couple leads through PPC ads on Facebook & to have overcome the fear of negotiation (having multiple offers rejected is good practice.. who knew?).

I don't think much of FB for real estate, unless you spend big bucks on a campaign on there. 

I was considering going to another lender to attempt to secure the 75% however my question that I am wondering is if this second lender or any other lender will be restricted to the same Fannie/Freddie guidelines?

What would be the best marketing campaign to get the most bang for my buck ? 

I spoke to the township's zoning official to confirm I can maintain the existing units within a single family zone,   ( i guess that's grandfathering, not that word was never mentioned during our brief conversation)    I am trying to contact construction official regarding limits or restriction on renovations/expansion. because of your advise, now I will make him aware that this is a non-conforming property  (glee-asking the correct questions can avoid a serious error later) I recall at one time,  California allowed one to demo all but one wall and the original foundation and it was still classified as a renovation, but this is NJ not CA  Another thing i am wrestling besides not losing this opportunity if I am too slow to act, is my exit strategies.  

Now, these conditions are normally restricted to buyer (or immediate family) taking residency; demolition; major renovation, etc.  

If I pull a 6 month campaign list and decide 2 months later I want to mail more homes.

Don't know if there are age restrictions.