your 20 years old, not making much money, and trying to borrow 100% of the purcghase price for this house essentially. 

We have a software system that we use to help vet/comp deals so our original offer is essentially a “win” for the lender.

If it has not been, then don't touch it.Lead paint is essentially in every home built before 1978. 

(Essentially they are all new renters).

If I understand this correctly (and probably I do not) then the bank agrees to take the house back instead of foreclosure, essentially settling the debt without the legal proceedings. 

Essentially I made a listing post, kind of like you would on LoopNet, and provided some info on the property and my planes for it.

This is the case with a lot of the local HMLs as well.You're essentially doing the BRRRR strategy here, which I usually recommend folks figuring out their refinance first before looking at hard money to buy it. 

I understand that I now essentially have $15k but I also have a larger mortgage.

With the 5% program essentially gone the only option for low money down being FHA... with low loan limits and hard to pass self-sufficiency tests the program is very hard to do. 

They will exercise their option simultaneously as my end buyer is buying the house outright ( essentially, they are selling their option at that time).