Sounds like a cash out refinance would be a great option.

This means that the buyer's broker’s commission is usually taken care of as part of the overall transaction, similar to the standard practice mentioned above.Broker’s Agreement: The buyer's agent will typically negotiate this arrangement upfront, ensuring that the seller covers the commission from the sale proceeds.

Most investing has risk and typically higher return equates to higher risk.  

Quote from @Matthew (Mateo) McDaniel: A hard money lender is typically used for short-term loans.

I consider this option.

Round Rock itself could be a good target with older homes (for the suburbs) and multifamily options.

Hey Jason thanks for the reply I’m actually looking for this type of loan to do a fix and flip, also right now my credit is under 600 which kind of excludes me from the majority of lending options.

Is there any escalation options we can pull?

In my mind, pretty much anyone who buys a duplex or any multi-family home is either a RE investor or an aspiring RE investor and brand new duplexes, what I would consider not typically the best/smartest deals, are still being purchased left and right. 

Check out these links:Here, here, and hereBut these aren't helpful as you are looking at options for unpermitted work, so don't expect leniency in not only approval for something the city is merely trying out, but also something that was already completed without any permit approvals whatsoever.My advice is to skip this deal.