You may want to connect with alternate lenders who focus on the assets and stated income for the corporation, not individual.

@Daniel Kim...investment cash-outs are not really pretty right now, and many lenders as posted above, are not doing them, so if you have a high DTI (and won't qualify conventionally), the only way to likely do this is to go alternative/"non-qm" or private money.  

Alternatively, the Appraiser may consider and analyze converted living spaces on a separate line within the sales comparison grid including the functional utility line in order to demonstrate market reaction.Interestingly, FHA does not require the room addition / conversion to be permitted.

I'm looking for a cheap light-weight brokerage to hang my license with.

It's actually a great deal when you consider the alternative is having to hire a lawyer or represent yourself, and you still hold the risk of paying out on a claim.

This could be an alternative to a 1031, or possibly combining both. 

"The Rona" has given Govt official and bureaucrats an unlimited ego/power trip, and they are going to do whatever they want for as long as they want and "sue me if you like" is their attitude.Honestly, at this point, I would not get into residential real estate unless you like to play slot machines in Vegas.Commercial real estate may be a better alternative. 

Can anyone share a strategy we’re I can make a nice profit wholesaling a property.when the seller wants retail. And isn’t in a hurry to sell

Amon those investors you will find foreign investors, who need to park their money somewhere, and any alternative is better than what they have right now in their hometown.

This is where syndication offers a better alternative.