There are many non profit credit counseling agencies that can help you figure the best course of action for your specifc circumstances.

-What are the requirements a lender would look for to do conventional financing on non-OOC residential rental properties (most looking at 2-4 multi-units)?

And I'm also a broker and still licensed in California though presently on inactive status while my wife and I solve our medical issues out of state.

You can look up the unforeseen circumstances; however, the others are: marriage, new child, health reasons, to assist an immediate family member in health or medical reasons, change in employment(includes military).

My thinking is not about tax treatment but to other issues that may arise and if payments were made to the trust I see no issues at all.

My vacancies have been non existent.

Also, if you plan to finance non-owner occupied residential properties or lease/options, you need to be compliant with the SAFE Act and state law.

BTW - the EMD check is usually made out to the listing broker when a non-agent makes offer with the listing agent; not sure how your EMD will be made out when it comes time for that.

These new regulations have already made it nearly impossible for a consumer, who is about to lose his or her home, to save the home by obtaining a non-bank, private or hard money loan.

Some projects are not for reasons such as too many non owner occupied units, bankrupt HOA, etc.