Due to Jess's declining health, I quit my full-time job in IT over one year ago and only recently started working part-time again.

There are no and low seasoning products out there, but the rates and fees are higher. 

There is a fairly big production builder named Highland Homes. 

Just focus on what is productive and do not pay much attention to those that have not done it. 

Any suggestions on what to do if the lender declines us last minute?

Looking forward to a fun and productive week with everyone!

Look for a loan product that uses DSCR for qualifying rather than DTI.

In fact, for a rental investor, our local HMLs understand that we will want to refi out of hard-money into a 30-year fixed rate Fannie Mae or Freddie Mac product, which cannot be done under an LLC...so of course they let us buy in our names. 

We ultimately decided to decline signing the contract.

Sure, you can get great cash flow in that area, but population is declining, and most investors have been scared off due to decades of neglect.