I've done a few deals where the bank offered purchase + rehab funding up to 75% ARV, and then it converts automatically to a normal mortgage loan at the end of the rehab. 

If they are low balls then usually you are asking someone to work for free as the fix and flip landscape is competitive for a low pay out.

Hey BP Community,I am wanting to get into flipping and I have the construction experience but am lacking the cash or money to fund a deal.

Very unfortunate as continue to see people who are providing others with money and not understanding until its too late that their money was never secured and was gone the moment they wired those funds

Why isn't UN or any government funding it? 

@Collin Luckett  Just adding, if you have the ability to fund with your HELOC, it would be far cheaper than PML or Hard money. 

I also have some cash reserves that I plan to dump into a contingency fund for each unit. 

@Brandon Croucier I was leaning towards a HELOC over a cashout refi because I want the funds for short term projects. 

The area is a rougher area (low-income, Class 3 city about 40 min outside downtown Pittsburgh, many drugs in the area, etc.) - but the other units have great tenants who take care of the place, are quiet, etc.

A 1031 must be for equal or greater value or the funds in excess of the value of the new purchase are taxable.