Hard Money Lender for small deals

[Juan Carlos Camas]

Hey BiggerPockets Investors,

I am currently in the process of trying to buy a SFH in North Carolina right next to a home I already own and rent. I know the area very well so my comps are pretty spot on at 105-110k. The home was offered to me off-market at 68k which I don't think is a bad deal. Im estimating 10-15k rehab on the high side since most of the work will be done by local contractors that I know personally and my dad which should bring the cost down. The problem I am having are the following:

1) I am trying to get a hard money loan on the home for 90-100% LTV, but no one seems to want to work on a deal this small no matter who I reach out to. I've tried some hard money lenders on the lender section of BiggerPockets with no success. How would you proceed to secure this deal?

2) What is the process of buying the home in cash after I am available to seek out the funds? All my properties have been bought through 30-year lenders so all I've had to do is send in paperwork and sign papers which is the easy part. Do I seek a real estate agent to proceed even if its all cash? Should I just do a lawyer to take care of the paperwork? Is there a paper I sign and send to the seller saying they are in an agreement to sell the home to me?

Any guidance will be greatly appreciated! 

Thank you and happy investing!