My First Flip. How to complete this deal.

[Jay Thomas]

Hello fellow investing,
I am currently in the process of buy a property for flip. I have enough cash on hand to buy and close the property. I prefer to do cash closing as it allows me to close faster and save $$$ on some of the closing cost. The issue now is that I dont have enough cash on hand to finance the renovation. My estimated renovation budget is a~$20 - $30k. I plan on self-performing all work that doesn't require permit and sub out work requiring permit.

The property is mostly cosmetic fixes. The only work that might need permits are opening kitchen/living room wall, updating HVAC and water heater.

How can I go about about and secure the $30k to fund the renovations. Can I get hard money loan for renovation only? How would this be different from getting hard money for the entire deal? I know I could use a hard money lender to finance the entire deal but would add lots of $$$ to my project cost. Banks wont let me self perform anything and this could really inflate my renovation budget.