With my low-income being a student I wouldn't get approved for a decent mortgage from a bank, so my question is:Who are the best lenders that would approve me for a mortgage?

Although my company is not based in WA, we are both buyers and private lenders on lower $ ARV SFR properties throughout the U.S.Best of luck and continued success.

My real estate agent referred me to JCLF, I found them to be very thorough and they clearly understood the market very well in terms of the different lenders and the competition.

There are best practices to ensure that subject-to's don't result in a lender calling the mortgage.  

Call around until you find a lender with minimal overlays, for example that has no requirement that you have a day-job.

With such cheap capital, it's is much easier to arbitrage investment opportunities than paying a blended cost of capital of 20% to hard money lenders.

Although my company is not based TX, we are both buyers and private lenders on lower $ ARV SFR properties throughout the U.S. 

Two weeks into the loan/under writing process, the lender just told me the lot/structure is considered two townhouses, not a duplex (I confirmed he is correct per local PVA). 

Although my company is located in CA and IL, we are both buyers and private lenders on lower $ ARV SFR properties throughout the U.S.Best of luck and continued success.

but a lot goes into analyzing a deal, including: $/SF, Average Days on Market in the area, how easy or difficult it is to get permits in the area, how long the flip would take, comps/ARV, Rehab, Rental Rates, how the area is trending, holding/carrying/hard money costs, closing/commission costs etc.If you can analyze the deal, you can then negotiate the deal with sellers, buyers, and lenders.