Each note is reviewed individually and most note buyers will provide quotes once the transaction has closed, recorded, and the first payment made. 

A FHA 203k Loan is where the purchase price and rehab costs are rolled into a single loan.The downside of using FHA or a FHA 203k is you will need to live there, for a minimum of one year (to satisfy FHA Requirements); AND because you closed personally, you will not have Asset Protection, in the form of closing in the name of a LLC.

Once you pay realtor fees, closing costs, sellers want 10k for points and concessions.

However, you have to be extremely careful financing 100% of the transaction as you still need reserves, closing costs, etc. and make sure it cash flows.You didn't mention if this would be a rental or owner occupied. 

So I just closed on a duplex a couple days ago & Im going to be house hacking.

Quote from @Shawn Questa: A few times I've reached out to Cash Buyers and they would tell me that they are a part of an Investment Group and that they are ready to quickly Close Deals would be happy to work with me.Later I would come to find out that they are actually a Group of Wholesalers, like me.I guess I would prefer to Work directly with the Investor, Cash Buyer or Flipper. 

Which most lenders frown upon you utilizing a HELOC to cover EMD, Closing, and Down Payment. 

However, some investors don't mind this strategy if they prefer not to put a lot of liquid in up front and plan to refi out within a few years of closing (which seems to be a great option with the talks of the FED reducing interest rates this year).It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.

I am actually closing on my first duplex in Milan in a couple of weeks.

In other words, not resold to the government so the bank had more flexibility on the condition.I look at the original commitment letter and it states "xxx amount will be advanced at closing for the purchase of an investment property, and the remaining balance of the loan to be placed into an escrow account to be disbursed as improvements are made".No points, and only one closing, so I don't have to deal with a short term HML that I have to refinance in under a year.Hope that helps!