So they ask for checks and credit card to their company.

I have excellent credit and will put 40% down. thanks in advance for any advice.

The banks and credit unions that cater to the military community know all the ins and outs of VA loans.

I want to use my 18 month interest free credit cards to pay for the rehab and cash out refi to pay those off after the job is complete, place either a college student(s) in the home or rent to section 8 tenants once everything is complete.

I've been content to wholesale, stow away cash, and keep a strong credit profile for when things bottom out but a "brain fart" popped in my head.  

Tips for hard money lenders - Any great tips for dealing with a hard money lender as a beginner? 

@Jason DiClemente thanks for that tip, I guess I didn't even think of that and would probably have just assumed a refi would be just as hard to come by because of the same reason lenders are balking a bit now but your saying the game changes a bit when you show 2+ years of income even if its a strange situation like this 2 homes on 1 deed deal?

thank you.For the adjustments to ARV, do you have any tips on how to calculate the adjustment amount in a local area?

My issue comes with my DTI ratio being too high to have both properties on my credit report. 

May have a better chance if it was a small local servicer, credit union, private money lender.