It's my understanding the Gator Method consists of providing short term loans to cover other investor's earnest money deposits.

Also fully understand the refinance guidelines for any DSCR, or Traditional loan products you BRRRR into.

Get a FHA loan, there are several other programs out there. 

Most loans are sold to those two entities.  

If the other two parties want to flip a house maybe they can do just that as partners and then sell you the house which you can buy with a primary home loan with low down payment.

If you want less leverage simply put down the funds you would use to pay down the 6.4% rate on the new property so you are at say 60% loan to value on the new house.

I'm looking to use a Fannie Mae Renovation Loan. 

If its just deed than an attorney can redo deed and charge a recording fee but if a payment missed and mortgage company finds out they can request a total loan repayment.  

5% down federal loan How did you add value to the deal?

I see too many investors now, put a significant amount of money in rehab costs and over leverage themselves on hard money loans with low down payments, their properties are not selling and they are lucky to just payoff their current hard money loan via a DSCR refinance.