If you know someone who can lend you the funds, they can act as the bank, and you repay them with interest once you execute your business plan.

Honestly, two things I'd start with are1. skip the banks - Get creative with sellers. 

Libor is used by banks – it is the interest rate at which banks lend to each other in certain London money markets.

As others have said, you need to look at the whole picture.Somebody buying an oceanfront property in Laguna Beach might be happy with a 2% cash-on-cash return, because they are banking on appreciation.Then somebody buying a 12 unit apartment complex in Cleveland might not do the deal unless they are getting a 15% cash-on-cash return because they are going to see very little appreciation and will need to deal with headache after headache.If just evaluating the cash flow, a cash-on-cash return of 10%+ is right to me.

I've used VA, Fannie, FHA , a commercial lender and they required extensive docs. my bank statement loans, DSCR, and Seller finance didn't require that much docs. 

generally some sort of financial issue that makes a lender say they will not pay so why do you want to take a risk the bank will not take on?

Not sure about your jurisdiction, but in Chicago most leases have assignment clauses.

Bank

But the best ways to get started are, in my opinion: 1) save up enough for a 10-20% down payment and then save a lot more on top of that for reserves, overages, and any unforeseen repairs.    2) have your financial house in order and have credit above 700 to get more favorable rate and terms from lenders.   3) speak to a loan officer that is experienced with fix and flips and get the necessary documents together for a pre approval (typically not much required, usually a valid ID, LLC docs if any, and two months of bank statements showing funds for down payment and reserves). 

We wanted to help this family avoid that pain, so we decided to loan them $5,000, expecting it to be repaid at closing.At that time, we had about $10,000 in our business bank account, so this loan was significant for us.