Sometimes agreeing to a higher purchase price, with seller paying you after closing (most banks won't allow this)Seller financingHonestly the personal loan is probably your best bet, are you flipping this deal to an investor?  

Put into your spreadsheet of choice a column called (Marketing Expenses) and put in the commissions there if you use an agent, and if you don't then best of luck on selling that property and doing all the leg work to get it sold.

Willing to bet as a private lender you'll have little problem making friends on here :)

Hello, I have what might be pretty basic question about a HELOC but I figure I'd post it anyway. In general does it matter who you obtain your credit line through? IE a national bank you have an existing relationship ...

Best bet is to get a few contractors to give details SOW of course. 

@George Beatty, your best bet is probably to do an Excel export and analyze the data from the spreadsheet generated.https://help.podio.com/hc/en-us/articles/201019668-Exporting-to-Excel

Small bank or credit union that is portfolio lender is your best bet.

You could start some flips there and write off the travel.Once you identify a good area I think your best bet is to identify a contractor and partner with him on a deal.  

Wholesaling........I'd bet there are large companies who are compliant dealing in bulk property transfers, I'm just as certain that small fries who try to assign purchase contracts are not compliant with various laws, not just licensing laws.

I'm not going to bet on appreciation, but that doesn't mean that I want to cut myself off from it's possibility of happening.