Looking for a REAL construction loan provider

[Joshua Nash]

Hello, Everyone,

First, thanks in advance for reading. Here is my problem... I bought my first investment property years ago. My plan was to fix it up myself but that is not working out and I need to get a loan together. I still owe $128k on the property and I estimate the ARV to be about $290k with about $60-100 (will narrow costs down soon) estimated repair/remodel costs. One issue is that I have already gutted the kitchen and some walls. The second issue I am running into is that some of the construction loan providers I am finding have very strict limits such as only offering to pay 50% (or 65%) of the AS-IS value for existing loan buyouts, and/or a limit on construction costs. I am hoping that this is not the norm, and I can find a loan provider who will pay ALL the loan and construction costs and base everything on the ARV and forget the AS-IS nonsense. Does anyone know of such a lender?