Sorry for such a lengthy post, I just REALLY want to make things happen, I need to get out there.

When the project is 3 weeks, then 4 weeks, then 5 weeks overdue and way over budget, will you still try to manage this from 6 hours away?

Sorry for the lengthy post.

Hi Everyone,I've been on Bigger Pockets for a little while now so this introduction is long over due.

I have a few good lenders that are eager to help when I already own the property and it's time to pull my cash out, but when it comes to a quick purchase I don't have any takers on funding it up front with out the lengthy loan process, and the typical down payment no matter what the LTV is.I'd appreciate any advice.Ben

The current LOC is overdue by 60 days or so, but with their previous record with me there is no concern on my part. 

As outlined above, arms-length is the way to go (it looks as if you've learned about this as well) because all the banking rules are cut out and the lender actually becomes the bank - setting terms (full payout on sale of property if shorter than 1 year term), interest rates (any agreed upon rate), and even the maximum funding - up to 100% ARV if they are willing to take a larger risk.

Thanks @Austin Youmans, I have been with holding my situation from my family. but  i think a long conversation is over due. i will do that tonight. thanks again.

I went back to the data, and after some lengthy analysis, I chose a city I’d never been to before: Omaha, Nebraska.

A lengthy holding period can eat your lunch so make sure you have good margins.