I walked and likely +10 for flip and for rental right now ... maybe 35k.

Make sure you like being a landlord.

Non-QM I can do things like bank statement, self-employed, ITIN, Jumbo, blah blah blah.

I skimmed the document — like I had a dozen times before — and signed it without catching the change.As a result, instead of bringing the listings back in-house like we had planned, I accidentally extended the agreement another six months.I didn’t slow down.I didn’t read carefully.I signed something I shouldn’t have.It was a painful (and expensive) reminder: gotta stay sharp even when something feels routine.Familiarity can lead to missed details.And its usually the small stuff that turns into the big stuff.Always double-check.Always slow down.Especially when it feels “automatic.”Lesson learned.The good thing is that this $25K mistake today will prevent a $250K or $2.5M mistake later.

Or would you like some referrals to lenders who work with rural properties?

Does this seem like a fair and reasonable approach?

It's like they say, in real estate you make your money when you BUY. 

And I like the idea of building out 4 units in phase 1 and maybe building the rest at a later time, when there's a bit of appreciation in the property and qualify with a lower LTV for commercial purposes.

I like Salem.

I'm thinking about things like, How much energy will I have for a move?