A. yes, if you use the delayed finance exception you can remove the seasoning periodb. its' a fannie mae product, any lender COULD do this, but many don't know how c. standard residential mortage stips (2yrs tax returns 2yrs w2 tax bills, reserves, etc) d. if you buy it through an LLC you can't use this program, and no you can't get a non-recourse loan for a residential property e. fannie mae investment is 75% LTV for single family homesyou're going to run into problems trying to do this with an LLC, AND the delayed finance exception requires you to use your personal funds.

Bank-owned, Fannie Mae, HUD, etc properties are being snatched up by national buyers at 80%-100% of market value.  

Fannie Mae isn't going to count POTENTIAL rental income for qualification purposes.   

It is no secret that a couple Hedge funds came out and took over at least $100 million in shadow inventory across the IE from Fannie Mae, etc.

Here's what I mean:Generally speaking there are 2 main types of loans for investors: “Conventional” and “Portfolio”Conventional - I'll define these as loans that come from Fannie Mae and Freddie Mac (if you recognize those names).

These are not conventional loans, where the rules are set by the likes of Freddie Mac and Fannie Mae.

Maybe it's time to refi this property with a commercial loan, fannie mae etc long term debt?

This is standard Fannie Mae guidelines, so this is not necessarily how HELOCS are calculated, but it wouldn't be dramatically different though. 

Can you refinance the mortgage with the seller into a 30 year conventional mortgage through Fannie Mae or Freddie Mac while the remaining mortgage balance is $105k after 1 year of purchasing the property and the property appreciates 5% resulting in the value of the property being worth $126k) to an interest rate lower than 7% that was proposed with the seller?

If you are using a direct to Fannie Mae lender, then there is no seasoning period.