We did find a few, last one was Lima One, who would do them, but the rates, terms and fees we were quoted were just too high to make it worth it for us.   

They usually want the borrower to have some money to start out with- something like 10% of the deal.3) What I call "institutional private money facilitators"- Lenders like Lima, Lending One, B2R, Colony American Finance, etc.

That or one of the other Hedge fund lenders like Colony, Lima One or Visio might work for you.

The downside is my 45k is nearly tapped out, using nearly 40 on this deal.I'm going to look at Finance of America and Lima one Capital once I receive a response from the seller.

I don't understand a word of what you said .. but if you want to know how to grow Beans  Pole Beans Lima Beans Butter beans.. that I understand.. turns out he was a bean farmer all his life

Look at Lima One Capital.  

Lima One Capital is a portfolio lender that finances Indy homes

@Thomas Price While I have not use them yet, I just got pre-approval but Lima One Capital (https://www.limaonecapital.com) does not have all the junk fees that others have.

hey how you doing there is a few compaines but right off hand Lima capital is one they are on the hard money list.

I've got one with Lending Home and one with Lima One.