Otherwise, you'll have to go for a hard money lender and expect 12%+.

Rates may still be high, but sometimes they’re more flexible with repayment options than a mortgage refi.Family Loan Structure: Since you have an existing interest-free loan from family, you could talk to them about restructuring or even adding onto it, if they’re open to it.

Over the past several years it has seem there have been more and more options.

I have heard about doing deals with little to no cash down but I'm skeptical about whether creative financing options are truly viable.

If you need a new job once you move, you will need an offer letter prior to closing on your new home (and you will need 6 months reserves in order to be able to use the offer letter as income). 

What options and moves do you have left to: liquidate an asset, how long does that take etc Going through these scenarios should help you keep your portfolio recession-proof and healthy.

There are some pockets in this lower price range but they are hard to find and sellers won't let them go for the price you want often. 

Are there any options out there that won't tear away the margin on flips?

@Anthony LafataPlease click on Get Started menu on top of this page and go to Pro Partnerships for our Home Depot discount.

We haven't concluded on that yet but he does handle the day to day to keep the stress off of me.