Hard money lenders won’t go low enough for the amount I need (65k total for purchase of 35 and rehab) or want 15k in liquid assets!

She located a 1.9m rental property on her own, without a Buyer's Agent, but has since contacted a Buyer's Agent who I don't know, that she was considering using to see the property and make an offer thru.After talking with her, given her Reserve (liquid assets) situation, this 1.9m purchase is going to be very tight at a 75% LTV rental purchase loan she wants.WHAT TO DO?

It would exhaust a material portion of my own liquidity for the money down and closing/inspection costs, but I'd have a much more affordable loan than HML and this 2-stage approach seems simplest to me. 

I have 20k in liquid cash funds and probably about double if I sold my investments.

It might be a small amount ( I do not know your liquidity and net worth, annual business or job income,etc.) but once things go bad your husband likely is going to get soured from doing investment for a long time.Remember it is not what you are paying but what you are getting for your money the QUALITY and not how CHEAP something is.I can go get a 3 dollar burger that tastes horrible.

While he was power washing there was some spray back from the pressure and created tiny freckle type chip spots on the cleaners car hood.

While he was power washing there was some spray back from the pressure and created tiny freckle type chip spots on the cleaners car hood.

you need leverage to scale however I would use cash flow to accelerate pay downs on your rentals your not going to get 3.75 on investment property debt.so if they are making 100 to 200 a month and you have a good job I see no reason not to snowball those amounts.but I do think you have to BRRRR and snowball the two is where the wealth generation and scale meets.. as you get older you will appreciate advice of being cautious with debt.you need to value add to create equity.. 20 to 25% equity in markets that historically have not or do not appreciate is really no equity at all if you were forced to liquidate.

This creates a risk of sorts where if you are in the middle of a rehab or have a deal under contract, those funds may not be available.Best practice is to have those emergency funds in something liquid that can float you for some time until the HELOC's are available again. 

I recently met a landlord who is looking to liquidate the townhouses he owns for health reasons.