Doing a 75% 1st mortgage and 15% heloc or heloan would likely give you better cost of funds all around.If this is an investment property, you can do 80% cash out refi using NonQM loans such as DSCR loans, but at a higher cost/rate than if you stick with 75% loan to value. 

Ideally I wanted to live in Lake View as that's my dream neighborhood, but I just didn't have the funds/income.

I like that, unlike with say trading for a hedge fund, I can create opportunities for others rather than solely line the pockets of someone richer (that being said I still intend to make money).

I looked around and found lenders that will do a day out of foreclosure up to 50%LTV down to a 500 credit score but the loan amount minimum must be 300k.

Every investor has their own path, and hearing different perspectives will only enrich your journey.Challenges in Real Estate Investing:Finding deals: In competitive markets, it can be tough to find good deals that make sense financially.Capital and financing: Finding funding, especially as a new investor, can sometimes be challenging.Dealing with tenants: Managing rental properties and dealing with tenants can be tricky, especially with issues like late rent or property damage.Market risk: Real estate markets fluctuate, and external factors (like economic shifts or local development projects) can impact property values.I’d be happy to continue the conversation if you want to dive deeper into any of these topics!

Either his flipper going for foreclosure, or as lender, his LTV is rising to above 100%.

Figure out how to fund the purchase.

In southern Florida I fund and profit / loss is 50/50.

Another option would be working with private lenders to see if they're open to your idea should you need additional funding. 

So, if you are not concerned about tenant screening, tenant application, lease signing, tenant payments, or being overbilled to the IRS for funds you did not receive, then RentRedi is the software for you!