We invest in non performing loans and do some private lending as well.

Whether that is actually true can be debatable and the seller might not want to deal with complex lending situations.

Hard Money lenders cannot lend to you personally on a home that you intend to occupy. 203k Loans and HomeStyle Renovation Loans are NOT harder to qualify for.

There are realities about making money that apply to lending and Cash Flow.  

Or a DST which absorbs all your debt but still leaves you with some cash flow because of the institutional financing already on the DST property.  

There was an infamous mental health institution near me that was fully converted into townhouses and I hope everyone watched the Ghosthunters episode before they moved in!

I've also found an investor who would be willing to lend me 45k for 4.5-5% with 4-5 year terms.

closing cost are paid out of escrow at the time of closing not in advance other than maybe an appraisl paid to 3p and a small app fee like 50 to 200 bucks  like Lending home.. which is real.

I think its because there are a lot of people pushing seller financing right now and private lending because most cannot make the numbers work on a property - so the gurus need something to be able to sell so its this is the flavor of the month. 

Outside of raising money from others or seller financing, I am looking to see if there are private or other lending options that could cover 10-20% of a downpayment on these loans with a shorter loan term of say 5 years.