My current W-2 income will probably not be enough to qualify for the loan, but my income from my current property, which has existed for far less than the two years lenders will look for, gives me more than enough money to be able to handle the payments on such a loan, if I could qualify. 

Does the lender get the homeowner out of the house before it goes to auction typically?

I currently manage 12 in San Antonio with a 4.98 overall review score and I’d be happy to give you a revenue projection.

At the least the higher-end one's I bought, they were not "habitable" according to lenders.

Yeah I would check with many different lenders to see how you can use that to your advantage.

However, in many cases you likely won't be able to obtain by-laws until you are under contract.I would have your attorney include a specific "HOA" rider in the contract for this exact reason- It basically would require that you have ample time to review the governing docs of the HOA, such as master deed, current by-laws, current year’s budget, and last two years of audited financial statements, association meeting minutes, etc. 

In a nutshell, I buy secured debt ( real estate note secured by a mortgage or trust deed)at a discount from a lender.

You could find those contracts online but I would highly recommend getting them reviewed by an attorney. 

Additionally, be sure to have a solid business plan in place to present to potential lenders.2) In addition to a construction loan, you could also explore other financing options such as traditional mortgages, lines of credit, or even private investors.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?