We have worked hard to build up our systems to manage our business. 

Financing options do exist: hard money loans, renovation loans, and some traditional mortgages can be used on distressed properties if criteria are met.

This lets your HSA grow, and since qualified withdrawals are tax-free, putting more aggressive investments in an HSA can pay off in the long run (similar to the “put your risk in Roth” idea).4.Rollovers & Debit CardsMost brokerage HSAs come with a debit card, so spending isn’t too hard if you ever need to.

Between graphics cards and utility bills, hard to claim $0 for anyone I knew doing it. 

I've said this before, but I would contend that we are in a "What can you do that is really hard?"

I am unaware of any hard money lender who will lend on a property someone no longer owns.

There are less expensive hard money lenders out there. 

Some of the outlaying cities may have some different regulations, but it's a hard area!

I have heard it used different ways.I have used a version of gap funding where the hard money lender funds 85% of the flip (purchase + renovation) and the gap funder funds 10% of the deal.

If it is a good business with a hard to finance issue, he'll work with the loan team to figure out how to lend to them.