There might be some other types of specialty loan programs for rural areas if that's where you will be living.

I don't mean a "buy my book" or "buy my program", but did you offer a subject to discuss on BP, etc?

I see on the fha site that they do lend for mixed use under the 203(k) program.

And from all of the advice of the guests on the podcast, we are actually marketing for our own deals as you can see above :-) @Michael Lemieux - Hanging up my keyboard means I am done with programming and working for someone else for a living..definitely on the top of my goals!

Conventional loans are no longer an option for you as a cash out refi. 5-10 loan programs only allow you to do rate/term refi's as far as I know.To me, your best option is to go to a local lender and get a portfolio/commercial loan for the property.

FHA is not just for first time home buyers, but many states have programs that help first time home buyers fund even the 3.5% down after they've taken a home buyer course and followed some other guidelines, so worth a look into special programs if you're considering FHA as a first time home buyer.

It's usually difficult to get another type of loan program that will provide them with money to buy and fix the property.

Any low down loan program will require some form of mortgage insurance guaranteed.

More importantly, I'd identify the best of the best doing what you want to do then reach out to them and see if they have a mentor program.

Fannie, Freddie, and HUD have great non-recourse financing available but it's mostly over 5MM and it's certainly not a no doc program.