Finding money for major renovation flip

[Jeremy Fields]

I have come across several potentially profitable flips and can either get a loan from the bank or have the seller finance the purchase however cannot find a way to get the money for the renovations? Hard money lenders want to do a loan on the purchase plus renovations, but with their loan to value ratio requirements there is still not enough? Where else can I turn? Been diligently working on a private party loan...nothing yet.