If I’m reading your post correctly @Eric Roth, they’re borrowing the bulk of the money from a conventional lender and obtaining the money for the down payment and reserves from you, which they plan to put in their bank account (sounds like they want to season it so they don’t have to tell the conventional lender it’s a loan).

@Cindy Richmond I respect the hustle to try and close a deal during busy season!

Is there a seasoning period to show that you have established steady income to cover the debt from the mortgage?

Learned from one of the lenders that i have to wait the 6 month seasoning period which is oct 12 so not too bad but still sucky.

$85,000 property for sale with great cash flow, I have $10,000 but it's not seasoned in the bank. 

Either way I believe we will need a permit.A family member, who is also a seasoned real estate investor, told me not to involve the city unless I have no choice.

you can rent them pretty much every day during peak season but off season usually sees a steep increase in vacancies.

If your lender doesn't have the experience or expertise in a specific subject that you need I suggest you try shopping around or reaching out to other more seasoned experts on the topic. 

In the MLB, nobody has hit over .400 in a season since Ted Williams in 1941...which means he failed to hit 60% of the time he was at the plate, and everyone since then has failed at least as much!

Playing devil's advocate, we could have the reverse statement: it's probably a guarantee that a lot of experienced/season investors are sweating it right now because they invested in a property/properties where the numbers didn't make sense.