If it’s not included then you don’t owe it to them

No, you can't include equity growth in this calculation since equity isn't cash until it becomes real money...cash. 

Including transfering of permitting or licensing from current owner to prospective owner?

In addition you’ll need a cash buyer since an appraiser will not include value of furniture or potential rental value in their valuation.

There is also a huge difference between a DFPI license and position versus Loan officer including the pay rate.

I could use another set of boots on the ground to check out off-market deals, including taking pictures & videos, and would be happy to share my knowledge and processes with someone like you looking to add value there.Regardless, wish you the best of luck!

I know of lenders who can do this but it needs to be a 3 month seasoning  She would ideally like to do a blanket loan which will include not only the property that she's purchasing but a house she owns outright. 

If you get a loan/s at a high interest rate you can then restructure your loan including your new DTI with your job established finally after 2 years.

That being said as I still have concerns as we explore syndications further: two being being earnest money and timing.Let's say we're looking at a potential deal that has a purchase price of $13MM, so we would probably need to raise $5.5MM-ish  with a fixed rate agency loan product like a Fannie/Freddie and including renovation cost.In a typical 1% EMD scenario we would need to come up with $130,000 shortly after executing the PSA.

The HOA did everything to bully me into submission including involving their legal representation.