If I switch lenders after an appraisal, do I need to get a new one or is there a time limit?
Typically an appraisal is good for 6 months. FHA is usually the only appraisal that can be transferred. Most lenders require a new appraisal on most other loan programs.

Can I use my commercial equity for a down payment to buy a house.
Yes you can use the equity or you might qualify for a USDA loan and that is 100% financing. I can help you with either choice as long as you have been receiving rental income for at least 2 years. Call or email me to discuss your options.

We filed bankruptcy 4 years ago and out house was never reaffirmed. We have kept the house and made payments on time for the most part. We have out grown the house and would now like to buy a new property. I would like to use a VA loan I never used on the first home. We cannot sell our first home because it is underwater. We make plenty of money to qualify for two homes now. Our credit is good and we have no debt except for one car and the old home. Will we be able to get a new home? We are planning on renting the old home out. -
Yes, that should not be a problem as long as the new home is going to be your primary res. Call me to discuss your options Rick Durham 352-804-5883

Had short sell November 2012. How long til we can apply again
Typically 2 years with 20% down for a conventional mortgage

does fha require stove and dishwasher?
Stove yes, only if it is a built in unit. Dishwasher no.

What is the seller credit on a USDA mortgage agreement?
It is simply, the amount a seller is agreeing to paying toward your closing cost and or prepaid cost (taxes and insurance). Max. seller credit is 6% of the purchase price.