I have enough liquid money for the down payment for the hard money lender, but that'll leave me with zero cash for closing costs, realtor fees, etc.

Purchase price: $232,500 Cash invested: $45,000 Newly renovated SFR in Shore Acres, St.

I know a lot of investors have done very well in Peirce County but I just haven't learned or know enough about that market to make an investment there.Washington state properties are expensive and can be difficult to make breakeven let alone cash flow at this moment due to the combination of high prices and interest rates. 

Ideally looking to refinance and pull cash back out after rehab. 

Finally, just because you can't discriminate doesn't mean they get a free pass.

I looked at a few auctions  in the past, but they were cash only.Good luck!

An LLC is not free.

There are no free lunches man.I'm not an attorney so everyone should confirm with one. 

Hello Solomon,A few tips I have for you would be to first; Analyze Deals Properly – Use the 1% rule (monthly rent ≥ 1% of purchase price) and calculate cap rate, cash flow, and ROI before buying. 

Most lenders won't require an application fee and should be able to clearly lay out their financing costs, cash to close, and projected profitability for you.I hope this helps.