I'll send my off market or wholesale deals to non-exclusive buyers but only after my VIP list of buyers/investors have had a first look and decided to pass.

HUD and Agency financing is another beast compared to conventional or non-bank lending (Secondary Market).

Is it not possible that you could get 4 non veterans as tenants?

The meters, bills, old permits (should be available through the city planning), the appraisals, etc.Most appraisers check with the city on permits and non-conforming use while doing their research. 

Unfortunately with those numbers it's tough to find a non-bank lender/financial institution that will lend.Usually loan minimums are $50K and the up to 75% LTV on purchase-money/70% LTV on cash-out refinancing, which basically means you need up 25-30% depending on the type of financing. 

its very easy.. tehre are 35 states that do NOT require any license to do NON owner occupied loans.. very simple  talk to local attorney have them prep your note and mortgage and your good to go.. should not cost more that 1k or so for the docs..

Some agents might offer flexibility, like a non-exclusive agreement, especially if you’re upfront about your plans to explore multiple opportunities.

We invest in non performing loans and do some private lending as well.

Oftentimes non-real estate specific CPAs aren't super familiar with all of the benefits of a study.

Do you have a non-recourse loan?