Do you know how VA inspector would react to this kind of situation ?

Licensing is a component that may be required of a seller, if the regulatory body in their state deems them to be "habitually" providing seller financed mortgages.Here is some comments on the topics put out by NAR...their conclusions and opinions are just that...their conclusions and opinions.SAFE Act Final Rule: Seller Financing and REOs The SAFE Act requires licensing of loan originators under state laws that meet minimum federal requirements.

But I'm focused on expanding so I can present in the home, not just a body, as @Joshua Dorkin said on the podcast.

People in a distressed situation have naturally heightened emotional reactions and sometimes react by not facing the problem.

I will shop around and compare offers with some other lenders and see how my realtor reacts.  

Guessing how someone is going to react to a counter (especially without knowing the market or what the property is truly worth) is a fruitless game. 

Basically your authority as a landlord is shared with a committee of busy bodies. - Another thing about the HOA that is unknown is how well it's finances are in order.

Any websites, governing bodies or other feedback is more than welcome. 

@Scott Szurek, Most states have a governing body that does child care assessments to make sure the property is kosher for running a day care.

I spent part of 2016 locking in some 5/1 ARMs - from 3.08% to 3.33% with the expectation that it'll give me some time to react to the market depending on who's crystal ball is actually right.