Hello @Luis Herna,In this scenario, the buyer should provide the EMD (Earnest Money Deposit), as they’re the one ultimately purchasing the property.

A common rhetoric is "if you find a good deal, the money will come"..in my experience that is false.

Commonly it's gas.What about electric and gas?

@Joel Bayer- I stopped using the BRRRR calculator a while ago because it doesn't handle complicated financing scenarios like this well. 

I have done a few projects  in N> CA were we did Mello Roos.. and a few with plane ole 1915 act bonds.. its just a common way to develop in CA..

If you have a scenario that the area is being developed or other factors that indicate value should go up significantly in the future, it might also make sense to hold and refi your capital out. 

@Stuart Udis let's run down the rabbit hole of a "what-if" scenario like you started. 

Commonly done.

That’s the long “hail Mary” scenario.

It took a little while, but when it popped up on the MLS I was well-prepared to submit an offer and even in a multi-offer scenario I was able to make my offer stand out (happy to go into how we did that if that'd be helpful)