Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

I flip with cash, not loans, mainly because there are not enough deals out there that meet my highly selective acquisition criteria, so no need to pay interest on cash otherwise sitting in a money market account. 

Pretty common, you can definitely use commission as down payment conventional loans and not have it count toward IPC as long as you're on the loan. 

For those who’ve used it, what strategies or sources have worked best for you when covering the difference between your loan and the total project cost?

When my loan was not going to close, it was one of the options that my broker and lender told me about and actually referred me to for a conversation.

Those loans take  about 45 days to put together.  

Are you familiar with Creative Financing such as Subject To (SubTo), SubTail, WRAPS, Short Term Lending, and Bridge loans? 

If the loan is being paid the seller/previous owner has no reason to want off of the loan.

If you’re paying off less than $800/mo on your loan id say sell come April selling season.

I financed this deal on a 30yr conventional loan and I put 11,000 down with a 6.625% interest rate.