I am also a Denver investor and resident :) I would highly recommend taking a look at the BiggerPockets agent finder, that will give you a shortlist of some agents you can interview and agents on BiggerPockets are investor friendly who tend to specialize in finding investment opportunities versus average agents who focus on helping families find homes. https://www.biggerpockets.com/business/finder/agentsMy best advice is come up with a couple questions, take the time to meet with each agent over coffee or at least have a phone call.

Otherwise, the deal (and all my earnest money/inspection costs) falls through.Money Spent So FarEarnest Money Deposit: $1,500Appraisal: $750Inspections: $1,050Survey: $580I’ve invested a fair amount already, and I really don’t want to lose this opportunity.Financial SnapshotMonthly Income: $4,500 (increasing to $6,000 by March).Monthly Expenses: About $2,000 total, including $1,000 rent (which I won’t have once I move in).Future Income: By June, I expect even more significant income from my business ventures.Debt-to-Income: Not too high right now, but my credit score is poor, so that limits quick loans or credit card solutions.Condition of the PropertyFull Rehab Needed: The house currently isn’t livable without major repairs.Seller Won’t Negotiate: I’ve already asked for an extension and concessions, but the seller is unwilling to help or budge on anything.Attempts So FarFriends & Family: No one can cover $25K.Down Payment Assistance Programs: I’ve tried multiple; none seem to fit.Co-Signer: Already have a co-signer on the mortgage.Personal Loans / Credit Cards: With my credit score, interest rates are brutal, and I’m worried about jeopardizing my FHA approval.Extensions: We’ve already pushed the closing date back by a month.What I’m Looking ForCreative Financing: Any reputable local lenders, credit unions, or community programs in Detroit that specialize in these types of last-minute shortfalls for buyers with less-than-ideal credit?

Investment Info:Single-family residence other investment.

But again, as mentioned, get fam with COC, Cap, IRR, etc.You said later you had $80k to invest in a multi family.

Hi BP family.

Had some family live there last few years. 

I recently paid off about 2 acres in Texas that I was able to purchase from a family member.

Hey there, you can do a house hack option where you put 5 or 3.5% (FHA) down on a multi-family property.

And you do not need a penny to start REI - many people's first investment came to fruition because of friends, family, or even partners.

Treat your family private lender like (or better than) any other private or HML: promissory note and lien recorded against the property.