And a dip in the market isn't changing my retirement date, but it doesn't mean I'm enjoying losing $15k+ in paper profits this week.

Maybe more.So between down payment, closing costs and repairs, I'd have to front somewhere around $50K - $60K, which I don't have.The strategy that I am considering is finding a hard money lender for this initial costs, with the idea that I pay back all at once when I refinance.On paper, it seems a good prospect for which may be worth to due a solid due diligence but I want to make sure my strategy is entirely doable and be aware of the risks I have to keep in mind. 

If it is a rehab with no plans on paper, then the house is already there and once demo is completed, I would engage all the subs so that they can see "behind the walls" where and whenever necessary to avoid the change orders as much as possible.I typically create the SOW and give that to the subs to bid, they in turn calculate the materials needed and the labor costs and provide the bid from there.

If they can do it they do it and I pay themI don’t give a crap if they have the governments paper blessing. 

.- If you have a loss which you might at least on paper, you can deduct all looses against your W2 income without limits.- Structure: Form LLC, if you have looses don't treat it as an s-corp yet, since it is an added unnecessary cost at the moment but do form it.- Have kids: Hire them, they pay no tax up to 12K each and you get to deduct 12K.

Just paper yourself and understand foreclosure risk/cost.

paper under has a finite life.

I have 40% down payment and amazing credit score and credit history.The issue is that I am self employed and I dont show any income on paper, so the bank won't consider loaning me money due to "low income" This is an amazing opportunity and I have it under contract but I'm about 100k short, how do I get that financing to get to the closing table?

@Connor Burke on paper those numbers look pretty good (assuming you're focusing on good cash flow), but have you considered things like the quality of the neighborhood.

Look online and the local paper to see what houses are renting for.