I've seen people talk about less than 20% down non-owner occupied loans, but I have never actually seen it offered by any reputable lenders, so plan on putting at least 20% down.

I don't really know the answer to whether or not that would be a violation but around here some of the section 8 properties are real sh*tholes so perhaps their inspector reputation for nit-picking is undeserved but according to the section 8 documentation 30%, (down from 50%) of the rentals fail their annual inspections.

Further, I don't want to burn my very reputable contractor who has just spent a few hours with me on a walkthrough/plan with budget/estimates to follow.

However he doesn't want to deal with any lender that's why we are looking for reputable or highly recommend lender. oh, one thing I forgot to mention, when the time comes for refi he will bring in a partner who will qualify for conventional mortgage.

If you do out of state flips, then a reputable contractor and real estate agent will be someone you'd want to be in contact with.

Anyone in this business knows that there is a time coming when reputation will come to matter again, and Universal Engineering Sciences does not care.

Seems like a lose lose - best bet to me is to take the lesser of the two "loses" - if that makes senseLeave them all a negative review, eat it, don't use them again, give them a bad reputation, and move on - that'd be my plan at least 

Speak with as many reputable lenders as you reasonably can.

Now that we have been building up our lakehouse reputation, I know a lot more about what it takes to create a successful rental.

For the foundation inspection, there has never been a problem while you've owned it and most of those companies are not reputable.