What kind of loan program should I be looking at?

[Gary Fischer]

I have a contract on a home that my intention is to flip. It's a Nationstar REO so I got it through Homesearch. I had to put the contract in my parents name because my credit just isn't where it needs to be yet from a business collapse about 7 years ago and I am rebuilding credit now. My parents have very good credit that between the two of them range among the 3 bureaus from like 790+ to about 810. One problem though is they currently own 4 long term SFR rentals, 1 second home/vacation rental, and their primary residence. So they have 6 mortgages in all. They have substantial equity combined among all the properties in the neighborhood of $740k with a combined market value of about $2.1M. Nationstar requires you to obtain a pre-approval through Greenlight if you want to finance the property even if you don't use Greenlight. So, we got a pre-approval through Greenlight and the best rate on an investment property was 4.5% and 25% down. The purchase price is $160,125. I don't really want to have to put $40k down. Currently the closing is set for June 6th. If I don't close on or before June 6th, the contract automatically extends another 30 days. I can extend it even beyond that for $150 per 30 day extension. I shouldn't have to do that. I want to close ASAP and get to work on this. Does anyone have any suggestions for actually getting the funding we need with substantially less down. I'm not even worried about having to pay PMI because the intention is to get it sold asap. But, I would rather hang onto more cash and be able to keep looking for other properties while working on this one.