FHA loans didn't contain DOS clauses until 1989, VA loans 1988.  

The key would be making sure to talk to a local banker that can do CRE loans for owner occupied properties as not all banks do them.

Are you needing a long term or bridge loan?

I they accepted an offer of $118K from my brother but since he couldn't get the loan, we're starting over.

we have to have pre sales my bank will only give me a certain amount of spec loans but unlimited amount of pre sales. its the only way to keep velocity when you have a larger project like us ( 90 homes) We have been blessed no questions about it.. we made some critical decisions when we started that now look like genius moves :)

If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.

DSCR loan How did you add value to the deal?

So they often will reduce the leverage of the loan (getting 65% instead of 75%) or deny it (which isn't as likely). 

We generally advise our clients to go ahead and pay the recapture rates if death is the alternative.The good news about recapture - the deductions are a deferred tax liability to you, and an interest free loan from the government.

Here’s how I’m currently thinking about it:The interest rate on my existing property is 3.5%, so I’d like to maintain that rate rather than refinancing the entire loan.