I'm just curious what various lenders would be looking for in compensation and structure of this deal:Purchase Price: $25,000Rehab/Holding/selling costs: $30,000ARV/Sale Price:  $85,00090 days for purchase/rehab/sale**My questions below are coming from the scope of my view that a HML being a formal institution/group with a bunch of standard terms, processes, etc... and a Private Lender being someone with money, willing to loan it short term, without all kind of formalities(if that makes any sense)So in a HML world, 65% of ARV would be right at $55,000... does anyone does this deal without requiring rehabber to have skin in the game? 

I've been warned by multiple realtors that even when buying from the bank via MLS or auction, there are still potentially actionable tax liens, timber liens, +40 acre farm reinstatement perogative, or stumpage liens, among a few other things.  

I haven't found a license to be a distraction like @Jordan Moorhead mentioned, though I do agree that working multiple jobs (investing and contracting, in my case) quickly makes 40 hours a week seem very part-time.

Typically the high LTV HELOC and HEL only apply to owner occupied since you have more skin in the game to pay it back. 

Most lenders cap out the amount allowed on a sellers second. for example if the lender is giving you 75% LTV on the purchase they may allow an additional 5% on a sellers second leaving you still stuck with the 20% Have to have some skin in the game

If they are multiple years behind they are likely not going to come up with the money and would rather get something rather than nothing.I have also made loans at high interest rates to people who didn't want to loose their house.

Grow a thick skin, don’t feed the trolls, as we say in gaming ;-) , and push forward.

We eliminated both of those for multiple reasons.The one that I have access/easement concerns is interesting as it is surrounded by $1M, gated properties. 

He is an older gentleman and a veteran who has had multiple heart attacks and is in the process of filing for disability. 

From ATL, lived in Seattle for 10 years, now investing in, and considering relocating back to, ATL.Bought 5 full rehabs through multiple deals in multiple locations inside 285.