Commercial Loan How did you add value to the deal?

@Collin StewartSince you're PCSing to Columbia, SC, and have VA loan entitlement remaining, house hacking a small multifamily with a VA loan is a strong option since it requires zero down.

A foreign national loan should work.

In Real Estate, TIME IS MONEY.Getting a rehab loan done quickly is worth paying an extra few points in order to be efficient as you will be able to expand your BRR business which would yield results greater than the increased cost of capital that hard money brings.In order to escape a scarcity mindset you need to understand that money is in theory unlimited, they print it.But can you print time?

Since you put 5% down and the appraisal came in at $160K, your available equity might be limited since banks usually cap HELOCs at around 80-90% loan-to-value (LTV).

Hello I have a client who needs to do a purchase and rehab loan on a four unit property in New Orleans.

@Leslie Beiai think offering equity when what you seem to need is just a loan doesn't make sense.  

I’d also look into using an FHA 203k renovation loan, allowing me to buy something unqualified for a standard mortgage, which would weed out a lot of competition and push the price lower.

From what I've seen and read, most of the reason operators get in trouble is that there is some type of "event" that has occurred (usually their loan has matured or they've defaulted on their existing loan) and they need to refinance their loan and the lenders require a new appraisal to be done, which usually leads to a lower appraised value, and a lower loan amount, which "forces" the owner to pay down their debt.

After two years, you can qualify for a loan or continue working the seller-finance angle.