What you might have is loosely referred to as a pre-qualification - and that's not worth the paper it's printed on.Until that lender has reviewed those supporting docs and run your credit, he has absolutely no idea whether you can buy a property or not. 

The big risk assumption is whether the housing prices can go higher.The comment about direct debt was in reference to the monthly burden of paying back a loan.

I assigned the contract to a buyer for $15K over payoff as well as referred the sellers to an agent who represented them in the purchase of the new build home the were wanting to buy.

@Ethan Cooke mind sharing this reference with me?

A quick, cheap and elegant solution earns a psychological brownie point.

Perhaps you may be referring to a different one so I will PM you.

I invite you to shift your mind set from recourse loans ( the ones you’re referring to) and start considering non-recourse options, which will take you the syndication route.When I started thinking about syndication, it took me a while to let go of my preexisting beliefs of having to control every single step of the process, including fully controlling the property.

@Morgan Biggerstaff hey Morgan, what part of Maryland (Im from Columbia, MD originally) and what mistakes are you referring to?

my house is worth about 450 and I owe about 160.g)  There is creative solutions -- owner carried financing, lease-to-buy, etc.Any advice welcome on how you would look to finance a deal given this situation.Thanks!

Along with many solutions.