Also, to make things more confusing, insurers have a base dwelling coverage, and an optional increase (of about 25%) that it can go up to..  

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I pay more based on FMV, but I'm  not interested in or qualified to do a ton of reno work.

Does anyone know of a lender in Texas that can refinance a personal property using a non-income based product?

Within the last month, we closed on a traditional 30 year fixed mortgage based on W2 income on a property in TX (we actually lived in a different state).

They will do it based on your SSN only. 

The only time personal guarantees may not be required is if: the property is underwritten commerciallythe corporation is established for at least three yearsthe corporation can provide three years full financial statements and corporate tax filings that are strongthe corporation has a high asset base, andthe corporation has positive cash flow and consistent net profitDo you set up a holding or operating company?

I may have to push my closing based on what he says.

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Then everything is on a draw schedule based on milestones.