We are wondering how to go about showing proof of funds if the deal ends up being an on-market deal.Any advice would be helpful.

I'm of the opinion that index funds are a better investment unless you are really hands on.

I ran some quick numbers and would estimate (assuming you have good credit) you could borrow around $415k-$420k, which includes funding 100% of the rehab costs.Have you calculated your expected profit based on selling after rehab and if you decide to keep long term? 

I am getting a 5% interest rate, 30 year amortization with no balloon, no prepayment penalty.I am deciding the best way to fund the rehab. 

If your goal is to replace an active income, have you looked into debt funds? 

In this case the current financials on the property aren't great(rents well below market value and the owners family living in several of the suites) so the lenders will likely not provide the funding based on poor NOI.  

More work with more risk but can get you going if limited funds until growing into bigger deals.I am still on this site but stay very busy so not on here as much. 

The only “control” an investor has when he invests in REITS, (or any stocks for that matter), mutual funds, real estate syndications, whether debt or equity, or minority shares in a business, is whether to keep or to sell his investment, and often not even that.  

on my commercial bank loans they generally  allow 20% of the loan pre paid in anyone year without penalty. but you do have to negotiate it .. and if you refi with the same lender early they waive it.. but again this is an up front negotiation at least with the banks I get commercial funding from

I know this can vary, but any ballpark figures or advice on funding options would be helpful.