Need funds available for investing in flip

[Jean Holley]

Hi!  I am currently working with a mentor/partner to help me with flipping properties and we are trying to buy properties at sheriff's sales.  I have been a realtor for 15 years and understand the value of homes and what is needed to make them sell.  My partner has been flipping for over thirty years and is married to a general contractor so we have that going for us.  My cash flow is comparatively low, but I have enough to come up with 10% and to do work on properties in sheriff sales.  I need to know I am preapproved for a loan or even line of credit so I can feel confident that I won't lose my 10% should I make a bid on a property and win the bid.  I will need to (in some cases) come up with the balance of the sale price within 21 days and other cases in 10 days.  I keep hearing from hard money lenders that they can't "preapprove" me unless they know the property info.  I understand the need for the property info but am in need of someone to tell me that based on my credit and salary that they would lend if the property was a good purchase.  If they are willing to do that, I would then like to know how long the process is when I do purchase a property.  How long once the lender knows the property in question will it take for them to lend the money if they are going to do so?