Any good 90% bridge loan options?

[Justin Rank]

Hi Everyone,

I've identified a three family property in a high cost area just north of Boston (Somerville Massachusetts, next to Cambridge and Boston) and am exploring how to take it down. It's in a great location( one block from the train and near a bunch of high end lab space). The property is going to be just over a million, needs a light refresh( maybe 60k) and an ARV or 1.3-1.4. This will be a long term buy and hold.

My question is I would like to take it down with 10% down. Does anyone have any recommendations on a bridge loan company/product you would recommend ? The two lenders I normally use(bigger banks, not hard money) both require 20/25 percent down. I would be looking to do a light refresh,get tenants in, and then re-finance into one of my portfolio banks( no seasoning). Ideally looking for 6-12 month terms, 10 percent down, 75% ARV and a decent interest rate.

About me: I do have a heloc I could draw on,  and also have some friends with some money so I could work with my bank to figure it out( which I'm sure could be cheaper) but I'm also looking to scale and weigh my options to do that. Around here there are a lot of developers who use hard money/cash and can close fast, and that is one thing my banks can't do(they are about a month). 

I've done a few flips maybe 6-7 years ago, and have slowly been growing a portfolio of a few properties around Boston( all were major rehabs). Strong income and 800+ credit score.

Any decent products out there worth looking at that you have had a good experience with?