Unfortunately with those numbers it's tough to find a non-bank lender/financial institution that will lend.Usually loan minimums are $50K and the up to 75% LTV on purchase-money/70% LTV on cash-out refinancing, which basically means you need up 25-30% depending on the type of financing. 

If not they could spend money and time and offend buyers if they update the property incorrectly.There are other options, such as landlording.

and only close IF they find a buyer to either pay for the contract assignment or pay a higher price for the property?  

It will familiarize you with the basic terminology and benefits.

Educate the land owner on the potential profit run the numbers and go over the basic proxy and blue prints.Make sure you have a seasoned and qualified Builder/GC because they can be a deal killer with wasted time and inflated material and extended completion dates.

My plan is to possibly use it before the spring on a down payment, but then quickly pay it off (I'll have enough for 20% DP in spring but am trying to beat the buyer rush for that time of year).

Quote from @Juliet Silver: It may be an investment, the buyer is working on a variety of scenarios now.

Basically the city sends their own inspector out who compiles a list of items that are required to be fixed usually within 3-6 months of taking ownership. 

You can then give out codes for self-showings, AFTER a prospect meets your basic screening requirements.

I’m looking to connect with:Partners who can bring resources or experience to the table while I handle the heavy lifting of deal-finding, analysis, and management.Investors interested in deals with clear strategies and long-term potential.While I’d prefer to build a portfolio for the long haul, I understand the market always has buyers.