how to structure this deal

[Todd Norris]

I am a fairly new Buy and Hold investor (3 properties thus far), and I'm looking for #4. I have identified a few "ugly house" duplexes in a good market near me that are not yet on the MLS. The owner is willing to sell them for a good price. Each will require 10-15k in repairs. I typically buy through the MLS and get an 80% commercial loan through the bank based on the purchase price. However, I've never bought a property which required significant repairs. If I buy it at the current price, my loan will only be 80% of the current value (prior to repair), and I'll end up spending cash for the repairs. Is there any way to structure the deal so that I could end up getting the loan for 80% of the ARV? Otherwise, I'm really compromising my cash on cash return. I would really appreciate some advice. Thanks in advance.