Together she will be viwed as refinancing and you as a family co-borrower.

I cleared about $55k after resale and holding costs and borrowed $200k so my cash on cash was 85% and I did it in 4 months.This was done in a very, very competitive market of Southern CA where finding good spreads in that type of value range is difficult at best.Most of my acquisitions are REO deals and not short sales, but short pays are a larger majority of the inventory compared to REO so you must work them if you plan to consistently obtain deals.

Time for a reality check.There is much more to lending and borrowing than your credit, the loan to value or the time you have been in title.

Rates rose and most mortgages allowed assumption, so investors did not have a chance to reposition with the market as borrowers marketed and sold their properties using the assumption.Generally speaking if there is a clause, it will talk about the fee to be underwritten, many times around 1.0% of the balance.

And how much can you borrow?

It comes down to who are you comfortable borrowing from and the rates they want to charge.Good luck!

If you don't have the tools, maybe someone you know will let you borrow them.Good luck.

Fidelity and Vanguard and the like will not.I would also urge caution about borrowing your sister's money.

Not sure about your FHA comment, those are only for owner-occupied borrowers and I think you are only discussing investment property in this context.

(I had one borrower who moved into a property after giving written assurance that it would not be their residence).When I am lending, creative financing means trying to find terms that will fit my borrowers project.