Looking for ideas on buying a new property

[Herve Alce]

Greetings BP family.

I have a deal on the table from a wholesaler. 

Sale Price: $80K

Finders fee: $$10K

Repair Cost: $15K

Total expenses: $105K

ARV(based on comps): $160K - $215K

I would really like to do this deal. It's a cash-only deal. I'm not interested in renting it out or refinancing. Just a fix and Flip. 

My credit is fair and I don't have much cash on hand to finance this deal. 

Are there any suggestions from the community for creative investment strategies?

All I can think of are private lenders or Hard money lenders. If anyone has any ideas, I would really appreciate it.  

[Matt A.]

Do you have a HELOC or some other line of credit you could tap into?

If you don't have access to some sort of line of credit then I'm a fan of keeping things simple.  If the deal makes sense with hard money then just do it with hard money. Yes you will pay higher rates and probably points, but you'll be able to do the deal and potentially make something vs. not doing anything.  Plus a hard money lender usually helps validate if this is a good deal or not, it's always nice to get some validation you're making a good business decision.