Puzzling on how to make this deal work...

[Clint Muzzy]

Hey guys I have an interesting financing situation and need some advice. We're using the BRRR approach with this deal:

I have a single family (2bd/3ba) foreclosure property I'm looking at with an ARV of $80K. We think we can make a deal work at $40K and put about $5K into the renovation. Then we'll rent the property up and enjoy our monthly cashflow for the years to come :)

This deal is unique because it's lipstick flip (interior & exterior paint make up 80+% of our renovation budget). We think we can complete the renovations and have the property ready to rent within 30 days of purchase. 

In a perfect world the deal would go like this- pay for the property and renovations with some form of cash and cash out refi almost immediately and be on our merry way (sidenote: we DO have a bank that won't require the property to be seasoned).

My predicament: We don't have $45K+ to temporarily tie up in the purchase and rehab before we refi cash out. Here's the scenarios we've thought through. 

1. Hard money... won't work because the origination fee + interest for at least 6 months would kill the deal

2. Line of credit... this would be ideal but we're not sure whether we can close on our LOC in time so we're taking it off the table (for now)

3. Private money... this is a viable option

4. Credit card cash advance... this is a hairy method we've kicked around. It could potentially work if we acquire the property for less than expected to cover the additional interest payments. But there's a number of things that could go wrong :)

Right now our most viable option is private money. BUT there's a scenario that I don't fully understand: Since this property is a lipstick flip selling way below market value- is there a way we can purchase using traditional financing from the get-go without putting any money down? Is it possible for the property to appraise for $80K before we even buy it and get the bank to write a check for 80% of the appraised value which we will then turn around and use to purchase the home, fund the renovations, and keep the remainder? Any ideas here? Thanks in advance!