Is this super illegal?

[Devin Jewell]

Hey there! So my brother and I have managed 3 flips for an investor and weve had one deal on our own, looking to do another!

A house hit the market this morning for 86k, our real estate agent thinks he'd be able to get it for 75k if we submit all cash offer. Was last sold in 2019 for 108k but ARV looks like it could be 130k. It's a HUD home that's listed as a single family but appears on record to be a duplex. 3100sqft 5bed/3 bath. We think rehab will cost us 15-17k. And we think we can rent each unit for $1000/mo plus's utilities. Which means cash on cash return could be as much as 25%

We want to BRRRR it by using a family friend who'd like to help us by letting us use 75k but he can't agree to buying the house till we can talk face to face on Tuesday. So my brother and I considered sending proof of funds to secure the deal in the meantime. However we only have 20k between us in a few different accounts.

So... is it super unethical or illegal to modify a bank statement to look like we have 80k in an account to secure a deal?

If the deal doesn’t work out we will just allow our agent/partner to buy the deal. Or we can use creative financing in a property that we have about 79k equity in to buy the deal.

Any advice on how to secure the deal another way or input on how to proceed.