a) <12 months self employed is hard money only.b) 12-24 months = "non-QM" alt doc loans open up.

@Anthony MikolichThere are several banks that do HELOCs on Investment Properties.The one that I know is East West Bank: East West BankI understand there are a lot of suggestions to do a refi, but there are two problems with that:1) That's not what the OP asked and 2) There are REAL reasons why to use a HELOC... which is why it's a Loan Product that is available.HELOCs give you another choice to use money temporarily and is better than HARD Money.I will wind up getting huge discounts on properties with an All Cash Offer.The discount I get can be upwards of $100k on a $1.5 Million property.BELIEVE ME.... it is worth it.

When you have a good deal you will work HARD to ensure you get the funding needed.

There are two power systems, battery operated or hard wired, which allow the meter to communicate with a wireless router that sends the data to a database at the company (this is accessable to you the owner/property manager via the web) and then a bill is sent to the tenants automatically at a interval that you set.

Hello, I'm looking to FHA finance a 3 unit property in south Florida.I was told by one lender that that would not be possible; I find that hard to believe. 

It's above the 1% rule which is hard to find where I'm at.

I was looking on craiglist at houses and came across a hard money loan add.  

I’ve found that I spent way more than ten percent of rent being new to propert management and going to the school of hard knocks.

@Ray Rhoads As your loan agent mentioned you're going to be hard pressed to find any lender that will take this loan.

Apparently Texas is a landlord friendly state and is not a hard process.It's tempting to take thing into my own hands because honestly, I just do it better in the dark.