It has been conditionally approved before by the city but some of the conditions have no been met.

I’m told in order for the FHA loan to be approved approximately $15k worth of work is needed on the property (property has an ARV of $80k and is free and clear so I’d be in first position). 

Another option is to find a cosigner, which will dramatically increase the income factor in that DTI (but make sure they do not have a ton of debt or that won't help you). 

I am from Kentucky, and I am having a hard time finding a real estate agent without being pre-approved.

They only approved me for $900 but this was fine because I was only using it to build credit.

I bought a property in Tallahassee for 8k and renovated for 40k and got the appraisal back and it was worth 65kI tried using rocket mortgage to cash out refinance and I was told it wouldn’t pass approval due to the amount of 75% which would come out to 46k.What is my best option?

There are a couple ways to get around the approval issue here.

@Tyler Speelman as a real estate broker I would advise you to make the release of the high earnest money conditional upon your acceptance of an inspection, conditional approval from underwriting etc.

I was hoping to have an approval from a hard money lender in hand before making the offer.

The only problem it is still the beginning of the year and the new laws have not been really tested in CA as gar as number of applications and speed of approval.