If you're not using Hard Money and the property won't qualify for conventional financing, then you'd probably need to locate private money or if you have friends with IRAs, they can be self-directed to invest in real estate.

This can provide additional capital for future investments and get the next one.Or evaluating other loan options:Depending on your long-term plans, you could explore conventional loans or portfolio loans that might offer more favorable rates or terms with the new appraisal value factored in.Your decision depends on your broader strategy.

That was an excellent non-answer to my question, Skyler. hihi :)No they are not all the same. some are only interested in dealing with conventional purchases other are as you say better at handling assignments or double closes, some are commercial specialty, etc....A investor friendly one would be, at least from my point of view, one that understands there may need to be some last minute wheeling, dealing, and adjustment made to close a deal, understand what needs to be done and do not freak out about creative deals.Maybe my understanding or thoughts are wrong but that's what I meant by investor friendlyregards :) 

for this property Ill be doing a conventional loan. 

@Luke Hamlin you can buy a second home with 10% down with a Conventional loan.

I also can't financially float three or four $400-600K conventional loans. 

Whether you do a HML or conventional.

Hi Allen, when I got started, I used a 3% down conventional loan to buy my first property.

Maybe consider a conventional reno loan like the Homestyle or CHOICERenovation. 

Having them combined allowed me to get conventional financing.