deal or no deal

[Deurward Clark]

And hello to everyone I am new to the real estate investing  circuit, I'm about 9 months in and trying to do my first deal. This is my situation. Me and my partner put a bid in on a reo forclosure property which was a hud house. We won the bid at 63,500 the bank was asking 70,000 for it  I got three different contractors to look at it and they said they could rehab it for eighty five hundred dollars one contractor said 9500.00 . We had a appraiser look at the property and it came back appraised Arv 125.000 but the comps in the area that my realtor gave houses were selling at 135.00 to 140,000. My partner who was doing private money on this deal said that based on this appraisal price that we had to come to closing with 8800.00 when 2 weeks before closing we got a email saying we only needed 2 grand for closing. So neither of us had that kind of cash l. We had the 2 grand but not 8800.00 the lending company said that they were unsure the property only needed 8500.00 rehab but both contractors said it in writing. Now I'm out of my earnest deposit plus the appraisal fee because of this change in closing cost. The house only needs new carpet paint a kitchen window that's where they broke in a only stoke 2 small copper pipes thank god. It needs a new kitchen floor 2 pipes to replace on hit water heater the house was built in 1996. Question is can i do this deal myself through a hard money lender at 100 percent financing I know that's rare or does it not matter how good the deal is they are still only going to do 65 or 70 percent of the arv. I really want to salvage this deal because all the contractors and a personal friend who has looked at this house said it needs mimiul repair work and it's a rancher. 3 beds 2 full bath with finished basement.will a hard money lender fund this deal for me yes or no? As I said I'm new so I don't want to screw this up or get taking to the cleaners thanx everyone. deurward