.- your rehab costs of $150,000.Unless I am missing other reasons you won't have these costs, I see you barely making any profit ($10,000).

I was thinking about putting in the following:Personal financial statementPrior rent rolls on the property for 3 yearsSome type of public report on the value of the complex (zillow or other) ... not sure on this oneA profitability statement ... thinking about using the one on this site from https://www.biggerpockets.com/real-estate-investme...

I guess the real bummer here is that this is a community bank that markets itself on serving marginal communities and helping non-traditional/first time buyers and they SUCK and are giving people bad info and bad outcomes.

But the IRS views that as taking profit and wants the difference to be taxable.  2.

If you are a licensed real estate agent and end up selling your own property, do you still get to write-off the real estate commission against your profit/loss on the sale?  

How much you reserve depends on age, condition, and a few other factors like 'Do I want to save the reserves because ill need them to replace items' or 'i save the reserves to make sure I'm profitable in the long run'.

The days the angel investor realize they are betting on non-profitable companies in SFBA are not too far.

It is an 18 unit building in a very fast growing neighborhood and just by doing simple due diligence(50% rule, cap rate ratio) it should be pretty profitable.

@Jonathan Taylor generally this can resolve by giving lender audited profit & loss worksheet for current year.

No CapEx) Monthly profit: $70.46 (so basically nothing)Cash on Cash ROI: 0.79% (ouch)Cap rate: 8%As you can see, the numbers are grim...My options as I see them are as follows:1) HELOC to gain access to this equity.