When I looked into IRA accounts, I found that it didn't do service to my situation.

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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. 

What I have learned to do, my credit card allows me to make a temporary one use credit card number for just such a situation.

They asked me to empty my savings, max out cards and then finally to take out a loan.

If you want to document how you handled unique situations that could be sensible.

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? 

Hey Alex,I get where you’re coming from - these situations can be a minefield, especially when the tenant has been using the space for years.

I can likely do this loan, but in all fairness, with this type of loan I suspect a community bank is going to beat me out.

On October 31st Blue Metrix reached back out and said they weren't going to pay off the loan unless they got a greater discount.