I will obviously disclose everything to the lender and make sure that my DTI still stands acceptable (and I have seen the HUD requirements to get a carry-back approved, and met them all). 

Yeah try the whole Home Depot at 6am thingAlso contact your local lender who does 203k and ask them which contractor they use

Down payments however, are usually 25-30% depending on the project and lender you are working with.

There’s typically a good mix of attendees - usually one or more attorneys, a number of agents, many experienced investors, landlords, flippers, rehabbers, contractors, lenders, etc.

Any advice or if anyone knows of a mortgage lender or private lender that would lend to someone under my circumstances id be glad to discuss, thanks.

Which seemed to be a nice way to do it but we had a lot of our own money tied up in it.I have approached different lenders/ or hard money people and they seem to be all over the board.

Remember that like most of these sites, the data may be stale.It depends on the seller whether they want no financing contingencies or if they're flexible.It depends on whether you can get the info a lender would need to go in to closing with a loan commitment.

However an FHA/VA loan will always be subordinated to a conventional loan due to the extra costs that come with accepting a va/fha loan like possible termite treatment and lender required repairs.

I usually google average mortgage APR and put that number in there any investor worth his salt will know his typical Percentage from the lender he is working with and will factor that in when he sees your report.

Depending on what percentage your commercial Lender will loan you against their new appraisal, the usual 70% means that you wouldn't get all your original $85k back  at refi.