Although I see some lenders a bit more west of you doing 100% of purchase , 100% of rehab loans they are typically in CA and reserved for experienced flippers.The best I've funded this year is 90% purchase 90% of rehab (For borrowers with low 600's fico, 4-5 Points close, first time flipper, and rates in the 10s.  

But having great partners allows me to manage three hedge funds with about $45 million assets under management and my goal is to increase to $200 million in the next 12-months.

Take 45-60 days to close.Option 2 - Bridge loan while she builds credit - 8-12% interest only payments for 18 months - 3 points and likely the same 60% LTV.  

So I wish to have rentals I'm fixing to turn 45 & have nothing but tools,equipment and truck to show for my work my family and their future depends on me & I don't have a 401k plan.

If your mortgage is higher than 45% of your rent rate, you're probably not in the best position if you have an investment property that is going to have a higher vacancy rate or maintenance load.

I live in Greenville, NC and drive to Goldsboro, NC to go to work (roughly 45 min).

I own only one SFH and have about 45% equity into it, do you think if I called around enough somebody would work with me? 

Do 1 or 2 more expensive properties in the first year or 4-5 cheaper ones.

I market to them 45 days after the listing has expired.

I like to charge 4-5% of the purchase price.OR2.