Louisville / Southern Indiana area - buying in cash and refinance

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Does anybody here have experience buying in cash, then refinancing in Louisville / Southern Indiana?

I'm going to start buying in cash (probably at the beginning of 2017) for my flips (instead of paying 20% down, THEN paying for the rehab.  Ridiculous).

Does anybody have some good recommendations for lenders that are willing to loan on a free and clear home that may have some issues (and might not pass conventional mortgage guidelines, because of issues with the home...flooding, foundation, plumbing issues...whatever)?