I have been doing REI for a few years now and have always been with either friends or family and not always gotten the best deal out of it. so i deiced to keep pushing forward and get my own business going doing what ever i can to get profits coming in to snowball my investing into a bigger animal repeating processes. this was starting to look up. i found a property through word of mouth, found a private money lender to fund my rehab and all seemed well. (but Murphy's law showed up) 1 day after signing the deed my lender calls telling me hes being sued and is out of the lending game.. "sorry good luck." so here i sit with a property and no funding. going on 1 month now exhausting every channel i can to get this thing moving. so here is what i have:

Property: 3 bed 1 bath. in a nice end of town that has been coming back to life for years and doing well. C-B class area.

Purchased: $785.00

rehab est: $55k (including Murphy's law)

ARV: $95k-$110k (based on 6 comps)

Timeline est: 4-6 mo.

i'm just asking if anyone has an idea i could implement or a lender or interest in funding this project to help me get my business moving during this stall. and before the wolves come out of the woodwork suggesting repetitive things lets cover some of my stats.

credit: 550 and scarred = normal lending out of question.

Friends and family: already tied up in projects or strapped financially.

Partners: Have their money tied up for 2-3 yrs

Cash on hand: $1500 (and dwindling)

Assets: $370k in collateral real estate.

Flip exp. 6 flips with partners and family managing contractors and deadlines - 0 solo

Wholesaling: would turn to small of a profit and it would be better letting it go back to the county.

so as we can see my odds are not good but i am pushing and fighting tooth and nail to do this because i know i can complete the project and turn a profit i just need the gas to make this thing go. i am sure im forgetting some info here but i wanted to get the ball rolling in the forums to see what ideas pop up.

At the door without a lender

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