@Alyssa Dyer Never have the loan officer forward the inspection report. 

Yes, I live in Santa Clarita and my office is there too.The $250k was an estimation for someone above based on a 1200 Sf max out.

Where I am there is a local builder's exchange (like a guild, kind of) that you can call or walk into their offices as a homeowner and tell them the type of work you need done and they can give you a list of reputable contractors that have certified experience in that work.

Offering to stop by someone's office or even have a phone call to explain how you could bring them value at no cost to them might be better received!

For any property, make sure you go to the rent control office in town and ask them if there is registered rent for the property in question.

As someone who has used hard money and worked as a hard money loan officer I've never had an issue getting or giving pre-approval letters.

Im not a loan officer but I dont know of any work arounds if your your debt to income is too high   Did you run some numbers to see what your DTI % will be after a second home? 

@Nathaniel LarreaOnce you apply online they will assign you a loan officer.

For HouseHackers, Loan Officers, and anyone with expeience using either of these loans: what's your view on using a 3.5% down FHA loan vs a 5% down Conventional loan?

We've done a lot of investing in Texas from Detroit.Since you are already in the vicinity of one of their offices, you should check out Lifestyles Unlimited.