The only downside is it takes roughly 5 days from the tenant withdrawal until it hits my bank account.

I did one this year in 90 days for a client. 

This approach not only ensures a steady income stream but also provides a significant community service.As the property owner, you'd likely take on a role similar to a house manager, overseeing day-to-day operations such as grocery deliveries and maintenance, or you could appoint someone to handle these tasks.

My biggest draws are at the back end where the draw for the home itself is taken DAY OF DELIVERY. this means that I am not paying interest on a loan for the home itself until after the thing is finished.

By the way, what kind of investment properties are days for? 

This would mean having the 7 day notice served by the 10th in most cases. 

In most cases, this is enough information to figure out if you have a deal that is going to benefit the client and make sense for them (this is assuming you can get an estimated value of the home you'll be refinancing through other means, otherwise, you might also ask them for their estimate as to what their home is worth).If you're past this point of figuring out whether it's a deal that makes sense for them and you haven't run automated underwriting to determine what documentation is being asked for, here's a pretty standard list:- 2023/2022 W2s (any/all jobs worked during these years, regardless of how long they were on the job)- Most recent mortgage statement for the loan(s) you'll be paying off- Copy of their homeowner's insurance binder or contact information for their homeowner's insurance agent so that you can request this on their behalf- Most recent pay stubs covering 30 days (typically this is the last two pay stubs)- If the property is in a homeowner's association, you'll want a recent HOA statement showing how much the borrower pays for their HOA dues- Copy of the borrower's driver's license or ID card - front and back- If your deal requires an appraisal, you may want to get payment information from the client now. 

by the way to qualify  for the STR, of I am not mistaken it should be 7 days or less rightso 7.2 days immediately disqualifies me immediately? 

At the end of the day, you are looking to make a return on your money, right?  

And its very common these days if your putting minimum down which it sounds like you did to have negative cash flow the first few years..