My area is small and doesn't have a huge selection of professionals and I quickly go through the list once I start filtering out what I've learned to look for in these positions from the books and podcasts on here.

To find out, generate a list of hard money lenders, begin conversations with some, and see which ones are open to financing your project.You can start to create a list of prospective HMLs on BiggerPockets through,Network (on the top navigation menu) --> Hard Money Lenders -- Filter by state (TX)Best,Michael

If you haven't already, take a day to breathe and then dedicate some time to analyze some other properties. 2.

LTC (loan-to-cost)LTC, or loan-to-cost, is generally calculated as the total loan amount divided by the total project cost.Typically, total project cost is calculated as the purchase price + rehab costs.Common constraints for LTARV are somewhere in the neighborhood of 60-75%.Common constraints for LTC are somewhere in the neighborhood of 80-90%.It sounds like in your case you're running into a 70% LTARV constraint.If you believe the deal is sound, then your best bet is probably to speak with more lenders.Below are some ways to curate a list;1) Local REIA events2) BiggerPockets --> Network --> Hard Money Lenders --> Filter by state3) Google '(insert state name) hard money lenders'You are hovering around the LTV ceiling for most HMLs, so again, you may just need to speak with more lenders.Best,Michael

Ie: your agent probably IS submitting the offers and the sellers aren't wasting time, energy, money, or breath responding to your lowball (as they perceive it) offer.Just FYI

Use the square footage, bedroom & bathroom filters to get more accurate results.In some areas, Facebook marketplace can be pretty active with rental listings.In both cases, you should pay attention to how long something has been listed for rent.

(Like a family of 6 doesn't fit well into a 2/1 duplex, etc.)... so filter your prospects based on unit capacity and fit.  

One of the searches that it provides is properties with liens against them, and then you can filter on the type of lien, the filing date (range), and the amount (range).

If you have furnaces, also check that the filters have been changed.

The seller must have a ton of profit baked in if he can offer a 10% concession and he probably has a lender breathing down hos neck to sell it fast. if i were you id negotiate the price down a lot.