Need hard money 90% LTV for fix and flip

[BeJay Chambers]

I have a deal for $140k purchase with $12k for rehab. After rehab value about $205k. I am looking for 90% LTV and have 10% cash to put in. This is my first fix and flip, but I have a partner who will handle the rehab. I have had 3 experienced investors look at the deal and are impressed. I have a hard money lender that has offered 80% LTV, but that exceeds the cash I have allocated.