She removed the charge after I complained, but it was still irritating.

You have to have skin in the project. 

I am pretty sure most lenders will want you to have skin in the game.  

I have done 2 successful flips and also have one 1 buy and hold.Now that I have a little skin in the game I’d like to ask my dad who is 62, with a 6 figure 401k to allow me to use $50,000 to invest in more real estate.

There are definitely many ways to skin the cat.

I have done 2 successful flips and also have one 1 buy and hold.Now that I have a little skin in the game I’d like to ask my dad who is 62, with a 6 figure 401k to allow me to use $50,000 to invest in more real estate.

I have done 2 successful flips and also have one 1 buy and hold.Now that I have a little skin in the game I’d like to ask my dad who is 62, with a 6 figure 401k to allow me to use $50,000 to invest in more real estate.

You asked if HMLs will roll renovation costs into the loan and the answer is yes but unless you have experience and a track record, they will want skin (your skin) in the game. 

But since there is no longer a house they want me to pay an additional $120,000 skin in the game! 

There are multiple ways to skin this cat.1) Create a new LLC with identical ownership2) From the "old" LLC distribute TIC interests in the improvable parcel prorata to all the members.