I want to do an FHA loan, except for the fact that I don't have the few year span of tax documents needed to get a bank loan.

Thanks, Brian You would need to use a commercial DSCR loan, these types of 30Y loans do not need 12 months of seasoning. 

Hard money lenders, and private institution lender/businesses will only loan 70% of arv including the rehab cost, with experience. 

So my disneyland days are in the rear view mirror and how a normal working class family affords those trips is mystery to me unless they take out a loan :) .

The loans and properties are all under my name so I don't want to take the whole capital gains tax hit when the time comes.

Full disclosure - I'm a mortgage broker actively placing private money construction loans. 

It's important to maintain detailed records of these expenses.Non-Qualified Expenditures: As mentioned, there are certain costs that do not qualify for the credit, such as acquisition costs, interest on rehabilitation loans, landscaping, sidewalks, and parking lots.

Maybe consider subleasing the gas station.Can I get SBA loan 7a or 504 loan?   

If there’s an existing mortgage on the property, a subject to combined with a seller second, or a wrap around loan, carry significant risk and possible negative credit impact for the seller (and buyer).  

Conventional 30-year loan.