He is also self-employed but has been too "aggressive" with expenses and shown little profit (I know, I know, but can't undo that now.)Three mortgage brokers have told him there is NO WAY he'll be able to get a mortgage.

I ask because you will find that a lot of lenders require prior rehab expereince for a fix and flip loan. 

Not your debts or your income or your DTI or your reserves or the extra guidelines and underwriting and overlays that that a residential mortgage company can have Do you require a personal guarantee? 

If the house is in a horse neighborhood, and has enough land with it for lunging and stabling It seems like it's the owners call if he wants to rent someone with a horse or not.People with a horse are going to pick a place like that if they can afford it, versus a single family home with a yard and a fence especially one of those chain link fences with the little barbs at the top which will tear the hide open on the horse meaning veterinarian expenses.

VA loan will require me to occupy one unit.

First of all, Require Renter's insurance with personal liabilty to all your tenants. 

Gap funding from a private lender could be an option and will be expensive.

Once you rent out the property, you’ll start seeing cash flow from the rent payments, minus your expenses.

I use the Authentic Plank product from Southwind which is an 8mm thick plank and does not require an underlayment.

Seems that someone who is VPBD would not be at this level of detail - but I don’t know how they work.In my research I found:(1) MW506AE is the application for exemption the comptrollers need regarding a 1031x, and needs to be sent in 21 days prior to closing.(2) MW506NRS is the withholding exemption.I think my CPA will handle #2 but #1 is essentially the main form in the whole timeline.I understand what these forms are and would like to get a title company that is also versed in them and not guess what needs to be done.My QI already said they will not fill it out and I guess doesn’t have all the information required for it.