If you have any loan questions feel free to reach out. 

Review Anchor Loans, they have closed many investors I've worked with.

I also use their virtual credit cards which enables me to assign a card to a specific person, like the cleaner for my STR for example, so when she runs a charge, it automatically drops into the right account in terms of categorizing my expenses.

Loan officers with 25 years of experience typically are more experienced, and have less time per file, because they have an abundance of files.Loan officers with 25 months of experience typically are less experienced, but have more time to devote to you.I can't write my own loans, so when I'm getting a loan I prefer working with less busy people when I'm doing my own real estate investment, they're more responsive and dedicated it feels like.

If a HELOC isn't an option due to Texas laws, you could consider a cash-out refinance with another property or a portfolio loan, even if you want to keep your current rate.

So they started doing the loans that everyone else turned down, ultra high risk development deals, second mortgages, land loans at ridiculously high LTV, loans where the borrower has none of his own capital invested, 85% of AFTER stabilized value loans.  

Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

What’s the purpose of the loan and what is the collateral?

Initial Financing: Used a hard money loan (HML) with 10% down, interest-only at 10.95% for 1 year.

The typical term of this loan is 12 months and rates range from 10%-12%.