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.   

Reasonable accommodation may include waiving or varying pet polices and fees to allow an Assistance Animal.

 16 terms you need to know in commercial real estate:1.Internal Rate of Return (IRR): A metric used to estimate the annualized return on an investment based on the timing and magnitude of cash flows.2.Cash-on-Cash Return: The annual income generated by a property expressed as a percentage of the initial cash investment.3.Discount Rate: The rate used to discount future cash flows to their present value in financial models; often represents the required rate of return.4.Capital Expenditures (CapEx): The funds set aside for property improvements, renovations, or major repairs.5.Gross Operating Income (GOI): The total income generated by a property before subtracting operating expenses.6.Operating Expenses: The costs associated with managing and maintaining a property, including utilities, taxes, insurance, and maintenance.7.Debt Service Coverage Ratio (DSCR): A measure of a property’s ability to cover its debt payments, typically calculated as NOI divided by debt service.8.Loan-to-Value (LTV) Ratio: The ratio of the loan amount to the property’s appraised value, used to assess risk in financing.9.Equity Multiple: A measure of the total return on an investment, calculated as the ratio of total cash flows to initial equity investment.10.Residual Land Value: The estimated value of land after deducting development costs and desired profit margins.11.Sensitivity Analysis: A technique used to assess how changes in key variables (e.g., rent, expenses, interest rates) affect financial model outcomes.12.Operating Pro Forma: A projection of a property’s income and expenses over a specified period, typically used for budgeting and financial analysis.13.Cash Flow Waterfall: A structured distribution of cash flows to different stakeholders in a real estate project, often involving equity investors, lenders, and developers.14.Leverage: The use of borrowed funds (e.g., a mortgage) to finance a real estate investment, potentially amplifying returns but also increasing risk.15.Equity Investment: The amount of money invested by equity partners or investors in a real estate project. 16.

Hi Marcus,With a solid financial base of a $135k/year dual income, a 3-month emergency fund, and $15k in savings, your plan to invest in a property while stationed at NAS Pensacola sounds promising.

There may be a few neighborhoods you could identify based on price and type of home and then talk with a RE agent about getting information on those areas. 

I'm looking for advise on a renovation loan based on the ARV. 

You will find someone willing to do it based on SF, BR/bath count.Call a few local roofing companies for roof replacement estimates.

I travel frequently but would use it as my home base when I'm in town.I found this property about an hour north of Austin: https://www.zillow.com/homedetails/17710-Fawnridge-Cir-Leand...It has views of the lake and AirDna rates Leander, TX where it's located with a 62 market score.

There are varying levels of asset protection: Worst: – No coverage, held in your name.

As a CA resident, you may wish to find a CPA based in CA or at least very knowledgeable about CA taxes since CA can be a bit more complicated than other states.