No back payments due, but there is a HUD loan for $7k from a previous forbearance.

Private lenders or even creating a small syndicate with a group of investors might also be worth exploring, especially since you can point to your uncle’s track record and your own experience managing rentals as a selling point.If timing is tight, you could look into a bridge loan to secure the property while figuring out a more permanent solution.

Especially those big deals with loads of equity and loans, they can take forever to close.

should a private lender ever ask for a 1% insurance paymentBefore completing a loan?

There’s not a ton of margin to play with these days when you’re financing everything on a flip on hard money loans.  

It depends on the LTV, type of loan, whether it is rate and term or cash out refi, and some other details, but that's not crazy.

Points and loan details are TBD still as we're just getting the tentative process down on paper as we wade into the details. 

Hello, I have a primary residence and about $10k in bad debt (not including car note, student loans and a small medical bill).

Start by talking to a bank/loan officer to see how much you can borrow. 

This way, they get the cash they need without selling and without triggering any taxes since loans aren’t considered taxable income.