I wish I could afford to invest in notes.

It's simple, flexible and affordable.

The best product they could offer me was a 5/5 ARM.

Pouring a liquid down the drain line doesn't really do much especially if the lines are clogged or blocked.. after snaking the lines try to use a product that will foam up and fill up the lines.... there's home remedies and store products that you can buy that will work.Lights flickering could be as simple as tightening the light in the socket.

 we are very late in the r.e. cycle, and not good timing to be starting a development project, unless it is very affordable type housing

I'm no expert on borrowing, but maybe look into a different product like Fannie Home Ready or conventional with 2% more down.I became a seller-financing master because of what you're facing.

They will only sign off on another loan if you have any entitlement left and can afford the loan.

I honestly can’t afford to go into my reserves anymore. should I purchase a rate lock or not?

Check with your agent but he sold us a product through a company called FOREMOST. 

To not have to do the work on your house I suggest to get an affordable handyman.