Who has actually given the sob stories, criminal pasts, and unique income situations the benefit of the doubt?

The HM lenders I've seen in the DFW area typically do 70% ARV in the 14% range, 2 to 3 points sometimes one point upfront and the rest on the refi.  

@Jimmy Chin, I have insurance quoted out in the $1,000-$1,200/yr range, depending on options.

Any particular area and price range?

Hmm... did not know that having property in the 50k range was going to be a problem.

The truth is there is a very limited amount of cheap condos out there.For example, the cheapest 1 bedrooms (South King County), I have seen earlier this year were in the $40k price range.  

But that interest rate was much higher.They all said they use the prime rate + their points on top but no one could tell me where there range would be other than one that said flat out minimum of 3.99%, which means it would likely be more.How do you figure out which one to go with?

You'll find that there is a high level of competition for properties in this price range and I am reasonably sure that this one will sell for significantly more than 83k.

What price range is the rent?

he told me that Washington is a private land(hard to buy) or something like that but it seems that my affordable price range of a house is 40k :( sounds to bad to begging with. so ill need my wife's credit score even that she do not work to improve that issue and also He needs her SSN(true?)