They will bridge the gap and be able to hold your hand through the process.

I have an option with a local bank but they want 25% down (won't allow a bridge loan to brrrr my money out without a 6-12 mo seasoning period) the rates are much higher than freddie/fannie loans (5%), and I believe they will only do a 20 year amortization.  

Primarily, there's a possibility that more than one offer gets accepted.If that happens, you will burn bridges with other agents - agents you may need in the future. 

That's a hard relationship to bridge.

Cash with a private bridge loan fund to pull capital out of other projects before the 6 month mark.

I want to learn from your stories of what works and what to stay away from when it comes to investment lenders, including portfolio loans,bridge loans,cash out, whatever scenarios you have to offer.

@Sarah Bridges with that being said rental prices are climbing because of the demand for housing.

@Dwayne Gilbert using conventional funding on a wholesale deal is tough, there are too many variable to make your deal fall apart.Why don't you have your buyers use a Hard money loan or a bridge loan for 12-24 months and refinance with conventional funding later on? 

Use a bridge loan with a lender funded rehab budget.

But that's all water under the bridge now.