Many hard money lenders offer loans that include rehab costs, which could be beneficial for your BRRRR strategy.Alternatively, if you find a lender that offers a DSCR loan with a lower down payment requirement, that could be another route to explore, especially if you already have positive rental income history.

Quote from @Hanna Brown: @Jay Hinrichs If the bidder at the auction pays cash for keys to get the homeowner out, does the person redeeming from the owner position (exercising rights of redemption w/in 180 days) have to reimburse them for those costs they paid to get the homeowner out? 

You can put first position liens on much better quality real estate than the real estate you would be buying and can easily generate the rate of return you are seeking between points and interest payments. 

Usually an investor in that kind of financial position wants to have the home they want not live in their investment. 

If this does not happen the seller could walk with your hard work, equity, and money.

Wasn't sure if I would create additional equity from getting it rezoned to Res. 

Total Quality Lending has received positive feedback from clients for their communication and efficiency, but it's always best to do your due diligence.

You can find positive cash flow and the 1% rule here!

Here are some general guidelines: Lien Position1st Position LienEquityMinimum Down Payment of 20-25% (a 30% equity to sale price is preferred)Down Payment made in certified funds and not borrowedMaximum Funding of 70% ITV (Investment to Value)SeasoningMinimum of two monthly payments already made12 months or more preferredPayer CreditCredit Score of 650 or higherNo major derogatory trade lines (No 90-180+ days delinquent, foreclosure, repossession, bankruptcy, etc.)No decline in credit since purchase of businessTermsPrefer 60 months or lessMaximum of 72 monthsNo Balloon Payment preferredCash FlowBusiness has positive cash flow1.25 debt service coverage ratio preferred.DocumentationPersonal guarantee from a creditworthy individualStandard documents including Note, Security Agreement, and UCC-1 filing.Tax Returns on the business that substantiate profit and loss statements.OtherPayment history current and verifiablePayer Interview indicating buyer is satisfied with business and comfortable making paymentsMotivation for selling the note is not a result of a deteriorating businessConsideration of high risk businesses or geographic areasIn these situations, sometimes a partial is a better option. 

Since you already have construction management experience, some lenders may consider your resume, but most will still require financial backing or a strong partner with prior new construction experience.To strengthen your position, you could:-Partner with an experienced investor or builder who has completed similar projects.