Typical lenders require at least 20% equity in the property before they lend.

We have a supply issue because banks stopped lending to builders other than one or two at a time for spec builds after the bust in 08 so they were limited in being able to grow the supply. 

I can buy real estate syndications and never pay taxes on the gains (Lazy 1031).  

Is there a lender/ lender type anyone recommendeds.Contrary to the mis information provided above, I know of no legitimate institutional lender that will lend money in a situation where the borrower has no capital of his own invested, at least since 2008!

The credit bureaus (TransUnion, Experian, and Equifax) sell the fact that there has been a mortgage related credit pull to bottom feeder boiler house type lending operations.

As for lending options definitely check in with @Joseph Chiofalo we've worked closely for 20+ years and he is an FHA mortgage savant.

min property requirements, state they lend),does the borrower have enough liquidity to close on the loan (liquid assets, not DTI and no need for tax returns).2.

Truly sorry to hear about your situation Robin.Not sure about this particular deal but it makes me wonder about deals where a (possibly unsophisticated) PML lends the majority of the purchase and rehab.

Why do syndication sponsors go to all the trouble of working with LPs to incrementally raise funds? 

I have participated in a syndication as a limited partner, but want to branch out into private lending, loans of one year or less.