There is hard/soft money available with no guarantee but it's expensive.

Does your pro-forma include a development budget with all soft and hard costs included as well as an operating budget, equity cash-flows, sources and uses of funds, lease-up time table, sales proceeds analysis, etc.? 

remember the property has to be able to maintain a CO and be livable (broad brush concepts) otherwise why should the lender underwrite the loan?

Avoid the "soft" disciplines that have little market reward.My advice: stay away from credit cards. 

From my past experience, there weren't always the most friendliest, humble, soft-spoken of people at that one.

However, with all the news about islands sinking in the Chesapeake Bay, like Tangier and Smith, it may be a better solution to see if you can possibly do a cash-out refinance on the property to get the funds you need as sales market might be very soft unless you're outside the area that there's so much news about. 

So a lot of homes will have soft spots.

@Ryan Alexander a little low on soft costs, I use 8% vacancy, 5% repairs and 10% capex.

Try not to paint property managers with a broad brush, you need to pick the correct one.  

The 1% rule or 50% rule or whatever you choose to use are like painting with a broad brush.