Alternatively, you could also work with a HML, they are more expensive but do give you an extra set of experienced eyes looking at the project and someone controlling the draws to ensure work is done before a contractor is paid.

I have found an article that explains opportunity zones, if this helps. https://www.wealthmanagement.com/alternative-investments/opportunity-zones-explained

Are there alternatives to yellow letters?

The wholetail alternative has several possibilities that could bottleneck your earnings.

Alternative is to use a broker that would help to shop it along to other lenders. 

@Wendy Smith - Here is the challenge will you get a rate in the 6 to 7% range with an alternative lender or hard money lender? 

Experience to most of the lenders we work with is based on how many deals you have closed in your personal name or company's name within the last 24 to 36 months, verified by a HUD-1.Now I always tell my investors that "if" you can get bank or credit union financing the rates and terms are going to be better than what we offer as alternative or hard money lenders. 

We really like the envelopes at the below link, but are trying to find a cheaper alternative.

thank you for the advise  @Gaige Rutledge  I was thinking the same thing  I just wanted some re assurance I guess @Jessica Zolotorofe unfortunately the .com for the website I want is already  taken and i cant think of an alternative I think I will just go with the .net unless a brilliant idea comes to mind

The other alternative would be a live-in-flip--buy a SFH that would pass VA inspection, but needs updating.