Without a lease (or a job), there is no income…
This will be underwriter’s discretion.

Without knowing 20+ pieces of info, it’s hard to say what you could get approved for.
If you are strong financially, with reserves and a good credit score, It could be a 2nd home to some lenders and only a vacant rental to others.

The underwriter just needs to be comfortable that payments can be made. If rental income is needed to qualify, and there are no $$ reserves, it’s tougher, but not impossible.

It’s still possible to get 100% or even 105% financing for homebuyers. There are still subprime programs.
There is an unlimited amount of money available.

Situations that are not perfect cookie cutter may require some work to find a lender that will want that risk, so even though a bank may turn down a borrower, it definitely doesn’t mean they cannot get a loan.
What the rate might be is a different story.

The more secure a lender is, the easier/better the loan will be.
Some people have some crazy financial situations and even with huge income they are difficult to get loans for.

It’s all about qualifying, which just isn’t easy to explain.