I would be wary of any service where you pay a lump sum and they provide the items.

The lender is the one who sets this up as they are the ones who typically pay since its them who is to provide this as well as keep track of the loan, but only be a borrower if they use a servicer.

Quote from @Arshiya Taami: I am planning on purchasing a profitable business with its real estate included in florida and the dscr is 1.85. the problem is im just short of 600k for the down payment. that being said, can anyone provide me any reputable loan companies that will offer bridge loans and what their requirements are. thank you in advance! 

That said, if your insurance doesn't cover certain breeds, then you need to deny those breeds - until the law is changed or you find a different insurance provider who will cover them.There is definitely a law about dog bites, though.  

some things to things to be aware of;My father and I have found the deal and will be completing 90% of the rehab.The friend has lots of capital and is able to provide large sums of cash if needed.

Because the payment is coming from the tenant, and not the surety bond provider, claims are always processed without a fight.If you are interested in considering a surety bond program, I recommend Obligo.

Or are you alluding to a 85% DSCR  refi, since I thought brokers who offer HELO's can provide 80% CLTV or am I mistaken and it's 75/70 CLTV depending on rate & cash we're looking for? 

Any of these will leave you in a much better position for success, and provide a greater income while you learn.  

The “I helped the seller by a sub to purchase” and the “you screwed the seller by a sub to purchase” are both correct AND incorrect.Because it depends on whether the seller was provided with a full disclosure of the ramifications and possible consequences of entering into a sub to transaction; whether the seller is mentally competent to understand the ramifications and consequences, and whether the transaction is accomplished without lying to the lender.

Having a GC that will provide good documentation, itemized receipts, etc. will make the process much easier I've noticed.