@Melanie HeigesOkay. that makes sense.You have a few choices for flips:your own cash, or cash pooled with other investors.hard money or similar private lenders.You don't typically get a traditional bank loan for flips due to the condition.So, you would either get hard money loans that will lend for distressed properties or use you own cash.Hard money lenders base their lending on the project, not on your personal finances.

What you will run into more though is that the bank/lender will tell you "no", because it is in their rules, not Fannie's.

Quick execution, fewer hoops to jump through compared to banks. 

I am trying to acquire more properties for my portfolio, but the banks will not give me a pre-approval for a loan with any of my units vacant.

They won't even hear me out when I attempt to show how the banks do it.Anyway, I'm here to talk notes anytime, or sell notes anytime. 

Hello everyone,I saw an AD that was in my email with Biggerpockets (Finance Of America) I called and got a rep when we asked for his NMLS# he told me that he is an employee of FACo Umbrella Commercial Lending N.O.O and his NMLS# only reflects his previous employment at a bank, and Commercial lending does not require a NMLSThey do loans for fix and flips, buy and holds.I want to make sure of who we are dealing with.

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

I already asked the bank if it could be delivered vacant but from how they responded I think they want to avoid that headache.

You need to start building relationships with the bank though. 

I have about 100K in equity in my multi which I'm house hacking.I am looking for banks that will work in NJ area who will HELOC at 100% or 95% to fund my next flip / multi investment. - I know Huntingon does 100% but they're in Ohio and don't do work in NJ as well as some others I came across.Your help/recommendations are much appreciated!