Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

But most of these bridge loans have future funding components where the lender will fund renovation work as the work is completed and add that to the loan balance. 

I can't say when that will be but 4.125 is quite a lot depending on the rate you get.I personally want a hassle free funding experience and the lower rate.

Was fortunate, due to savings throughout military deployments to appropriately save and fund two properties back to back.

if anything then I would set a flat fee to pay them for their service and then if you do find a property that offers buyers agents money, in which almost all I have seen still do...then I would have the title company back out the amount you decided on and the agent gets the remainder of the amount of commission that's left over. 

I also want to learn how to fund my first rental property

Even the funding alone is easier since you now have a cash flowing property that can help you fund your seed money faster. 

Quote from @Jokari Trueheart: HI, almost 11 months ago I purchased 3 duplexes and I borrowed the funds from my personal residence which I took out a equity agreement for the down payment on the investment property, great idea at the time because I have 10 years to pay it off and theres no payment requirement, but , I learned more about the consequence that it takes a large chunk of my equity the longer I take to pay it back, so my goal was to refi cash out the investment property to pay it back but I don't think theres enough equity yet to pull the full $106k needed, I only borrowed $88k but with the equity percentage for one year i'm paying about $18k in equity on top of the amount I borrowed if I pay it off in year one, so I need this paid off ASAP before it increases more.

I own 11 properties currently and I have only sold 1 in the past because it was a condo with a fraud HOA company.

Why isn't UN or any government funding it?