I do qualify for a FHA for the first property, but have trouble getting a hard money lender to finance the construction of the second home.

For plumbing/HVAC I use Mat's Mechanical exclusively (water heaters, furnace trouble shooting, etc). 

Can I use this to my advantage or would that be just asking for trouble?

Just seems easier to start with one solid property than going into 5 that aren't producing much cash flow.

Meaning the income it's producing right NOW, not tomorrow or 5 years from now. 

There will be alternative lenders out there who will lend you money based on the asset but many of them will be a more expensive.Please feel free to contact me, I want to make sure you stay out of trouble. 

I'm under contract on a downtown multifamily property where (after I signed the contract) the seller produced a survey showing the neighbor has a fence and shed encroaching into the back of the property by up to three feet.

In my mind, that will probably produce the better return over time.

He's owned the property since ~1970, but looks like a fairly good investment My biggest trouble is finding comps, so estimating ARV is difficult.

I recognize that she is dealing with a lot and I never intended to cause her trouble.