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? 

DSCR loans are not that low and regular hard money loans will be in the double digits.

We split mortgage and are both on the loan and title. 

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?

Use extended closing periods or additional earnest to buy more time for your old property to sell if you need.The last option is what's called a reverse exchange.

hi guys,so I have a lot of equity in one of my rentals but the interest rates are super low on it. so I dont want to do a cash out refinance on it because I dont want to lose the 3% interest rate on it.I want to get s...

Those loans take  about 45 days to put together.  

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. 

My first loans were at 9% .. 

Preforeclosure owner finance wrap, paid off the default payments and taxes with cash and assumed the owners loan.