I would start with all cash and then seek private lending money. 

It's in small town so there won't be huge appreciation we are planning to have tour next week.

Not hard money, not private money.

Quote from @Brandon Croucier: Private investors/lenders do them if theres enough equity. 

Ill send you a private message prior to my arrival to SA so we can meet.

Quote from @Chris Seveney: Disclosure: Yes I am a private lender but we do not provide this type of financing so I wanted to #ASKI have a client who has around $5M in real estate that has properties in GA, FL, NV and texas.

So I had an idea to get a loan from a Private lender for 400K (just under the asking price of the home) this house is already appraising for over the asking price but need some TLC.

So you would likely need to go business purpose like private money or DSCR financing.

Banks like to match short term assets with short term liabilities, and vice versa.I don't believe that DSCR loans are "expensive", but they do require a more thorough underwriting and higher amount of financial documentation other private and hard money loans.It generally helps to have a Fractional CFO or Loan Consultant (not a broker) that will work on your behalf to negotiate better DSCR terms and rates.

We have buildings with no parking lot and private entryways, so tenants are responsible.