The real question is how much interest rate and how many points based on your specific profile, which will become clear when you provide all your information to a mortgage lender? 

@Zachery Hitchcox & @James Thomas:Although there's a small group of us here on BP who are based in Japan, I do not recall seeing this topic before. 

Making $25k over summer concerns me based on the estimated value of your home.

You may want to see if you can claim real estate professional status now or sometime in the future based on your participation within real estate of being a landlord in addition to being an agent.You may want to have your past couple of returns looked at for review to see if they were done correctly.

These loan don't let you close in your company name because they are based on you.Portfolio - I'll define these loans as loans that come from the bank's own "portfolio" of money.

The XIRR formula is much more flexible and is based on the dates of the cash flows for the project.

I'm not sure this is your case, but based on your post if you have interviewed a bunch of lenders 3-6-9 months out, searched for a contractor, and kind of kicking tires with real estate agents, there may be some that don't think you are all that serious, or they are looking for more immediate business.   

Yes I agree, I will most definitely be working with a re attorney to help me cover all of my bases. 

Find someone fee based who can talk you through what your finances and options could look like if you do or don't sell all or some of your properties.

I make sure to pay him within the week of the work, and make sure to file the invoices away for reference and taxes.In my opinion this is the best option, since you never know how much you will use him/her in one months time, they should be paid per job bases; however, the busier you get you can bring them on as a retained handyman.