HELP!!! I'm stuck with a deal and I need 60k in 1 week

[Matt Leonard]

Hi fellow BPer's,

I'm a longtime lurker and podcast listener. My first post is a panicked one! I own a duplex in Boston that is my primary residence, have completed 1 flip on my own, and been apart of 5 others. I have a bank foreclosure New Hampshire SFR under agreement with a closing date of 9/21 and a financing contingency date of 9/4. Purchase price is 137k, but with closing costs and other "fees", i'm looking at around 150k to close. I have a 794 credit score, I have 90k in cash, and the house should appraise conservatively for 230k once complete. It is gutted and needs a good deal of work, so it will not qualify for FHA. I intend to do the work myself as a live in flip, so a 203k doesnt work. I was pursuing a HELOC on my duplex (appraised at 575k with 310k left on the note) to cover the remainder needed to close and to fund some of the renovation. I found out today that the bank i was working with is not going to approve my HELOC due to debt/income ratio (i own my own business, so my accounting favors lower taxes).

Based on all of that, does anyone have any suggestions where I raise 60k in a week so this deal doesn't fall through?  I'm thinking my only option is private lending, hard money, or losing the deal, any other ideas would be very helpful.

ML