Rent $1550/month (Projected) Used Avalon Capital's 100% purchase & 100% rehab hard money loan.

Also did you ask the loan officer why you are falling short? 

The first broker said all banks must adhere to the requirements of conventional loans.

(There are even some who believe that the seller providing a loan to the buyer will disqualify the exchange entirely, but that's not been our experience.)The most straightforward solution is to have the seller provide a cash loan to the buyer outside of closing. 

Va loan

It does not.Here is the complete, relevant statute (as amended):"Real estate broker" means any individual or business entity, including a partnership, association, corporation, or limited liability company, who, for compensation or valuable consideration, (i) sells or offers for sale, buys or offers to buy, or negotiates the purchase or sale or exchange of real estate, including units or interest in condominiums, cooperative interest as defined in § 55.1-2100, or time-shares in a time-share program even though they may be deemed to be securities or (ii) leases or offers to lease, or rents or offers for rent, any real estate or the improvements thereon for others, or (iii) sells or offers to sell, buys or offers to buy, or negotiates or otherwise deals in real estate contracts, including assignable contracts, on two or more occasions in any 12-month period.The newest language (in italics) refers to individuals or entities who DEAL IN REAL ESTATE CONTRACTS. 

Hard Money loan through Blink lending.

So should I ask about loan options or save that for deal talk?

I have brokers lining up some pre-approvals but wanted to see if anyone has had some local success with conventional financing or some type of rehab based loans. 

You are able to finance it via a DSCR loan .