This is causing absolute chaos for me now with my insurance company. 

However, I would definitely want to see the loan handled by a "local" lender - not one of those online VA loan companies.

There are documents that normally third parties will ask you about your 'status'If you work with a property management company, theoretically, they are suppose to withhold money on your behalf which trigues you having to file a return.You may be required to file a 1040NR which is different than the 1040 form that Citizens / Residents file.

Sorry you had this happen....But there are a few takeaway lessons here.First - Never use a GC that advertises as any other trade.

Contact the company that provided you with Title Insurance.

My estimates say if I were to bring in the sub-trades myself I can get this project completed at about 80k.

We run all this through a larger software but before we owned a management company we used Trans Union. - Verified income must be a minimum of 3X the rent. - Current employer reference must be provided and we must speak with the employer.

I want to go the HML route but I just cannot find a company willing to loan for under $50k and most cases $75k.

You should be looking at Airbnb and VRBO and booking.com and possibly FlipKey to bring you people, not to be your insurance company

I personally would transfer it through a title company - costs about $150.