Can we get this deal done or should we save more?

[Theodore Robison]

The house is listed at $118,000 is a 3 bedroom 1.5 bathroom. It has also been renovated recently. It needs a new roof and there is room to add another bathroom and bedroom. Nearby comps average $185,000 lowest being 170k. We estimate the remodel at 25K. I already have an FHA loan on a duplex that I rent out and live at. Currently, it is difficult for me to secure a loan because I have a fairly high debt-to-income ratio and I work at my own business which has less than 6 months of history. It makes more than enough for me to live off with my current debts, I also have a loan out for that. My GF makes about 65K a year and she qualifies for most loans with her debt to income. We have about 20K to put down but Then we would no longer have most of the money for the remodel. We estimate the remodel at 25K.

Basically I am wondering if there is a good loan type where we can get the purchase price attached to the loan?

I foresee people saying it is a bad idea to purchase a house with your GF. We have that under control.