Advice on upcoming flip

[Michael McDermott]

Through a wholesaler associate of mine I have the opportunity to acquire a 3 bedroom, 1.5 bath, 1500 sq foot single family home. The agreed upon price is $91,000 with a $40,000 rehab (had my contractor come out and give me an honest estimate with me there, I've used him many times before). He said he could finish it in 4 weeks, the sales comp I have is right across the street for $189,000 and it took 2 months to sell. I know the area well as I grew up there. I also am a licensed realtor so I can save at lest %3 on the sale. 

I am ready to apply for a HML at around %12 but am having a little trouble coming up with the %20 down payment for the loan. I am thinking of taking a personal loan out from TD bank for $25,000 at %8. I ran all the numbers through the flip calculator and being very conservative with all the numbers I'm still looking over 20k profit. My question is; am I extending myself to far for this deal? And does anyone have any recommendations for HML in Pennsylvania?

[Ryland Taniguchi]

Why not find a JV partner to pay everything for 50% equity. Or borrow money at 12% in second position for the HML down while offering 25% of the profit upside. Or wholesale it for a $20,000 to $30,000 assignment fee and use the profit for your next deal. Be sure to run it all through an attorney. If it is in fact a great deal, lots of ways to fund it.