You can use seller financing, or you can use hard or private money.

If they do, your best bet is a local community bank that funds these types of properties.Another option is a private lender but that money will be pretty expensive, as mentioned 10%  + 

The "private money", btw, is supposed to be Arnold's own money from one of his three "private equity firms."

LouisReleasing Federal Land for private sale? 

You could put seller financing on second position and get financing for the first and do a 90% CLTV.I don't think any lender (unless private) will let you put nothing down.

Or how did you figure out the nuts and bolts of how to do private lending? 

Question: Should I collateralize the loan (if using private or hard money), or rely on roll-over loans (to maximize the lower points and 3-4% rate)?

Private (hard) money might help with renovation but will be pricey.

I happen to be looking for gap funders myself for a number of my house flip projects in Houston, TX and finding gap funders or any kind of private money involves a lot of networking and putting myself out there to meet potential lenders.

Private Money Lenders (PML): More flexible, relationship-based funding with lower fees.