If the appraisal has been completed, you are out of luck. You can try with the lenders supervisor to get a refund, but the appraiser is an independent contractor, not a lender employee.
The underwritier will look at the amount as a percentage of your monthly income. If the percentage is low, they may not ask for any documentation other than a letter of explanantion where the money came from, i.e. "we keep money at home for emergencies,". They may not count that cash in your cash to close calculation, or you may need a gift from a family member. Wouldn't get worried about a small amount like that.
If they don't report to the bureaus, doubt there is anything you can do. Call and ask them to report the history, but more likely they won't. If you are working with a lender, their credit reporting company that they use for credit reports could call and get the trade reference, but that won't add to your scores or show up on the main 3 credit bureaus the next time credit is pulled.
If you are talking about a construction loan that is paid off by the FHA loan, then there should not be an issue unless appriaser has a problem with comparable properties.
Short answer, yes, have your parents co-sign, the guides work just as you are thinking.
Becky, the date used will be the date that the house title was taken out of your name, i.e. in Oklahoma that would be the date of the Sheriff sale. BofA apparently bought the house at auction as no one bid enough to cover the mortgage owed. In that case, if there was no deficiency judgement filed against you, I THINK that FHA guidelines state 3 years from the date that the title was transferred from your name to be eligible for another FHA loan, unless there were extenuating circumstances that caused the loss.
Paid in closing is normally acceptable.
FHA is saying, on hold for now, that you can only have up to a total of $1000 in collections, any above that collective total must be paid. Most judgements can stay if you have a payment arrangement in place and have been paying on them at least 3 months.
Sounds doable as FHA, conventional however, will count the student loan payments regardless of them being deferred.
Your situation is somewhat unique as it appears you are self employed and getting a W-2 from your own business? In that case, the lender will not only want to see a 2 year history on your company and that it is the same line of work as your previous company which you sold.