She burned that bridge so I don't have that leverage either. 

Then there is hard money used for the purchase or bridge loan to buy the property and then it will be refinanced out of the hard money into a Fannie Mae or portfolio/Non-QM loan.

If you're using a bridge loan, then it could be well over 6% in total (I paid about 8% this year on a bridge for lender costs, closing costs with all the crazy attorney fees attached). 

We also have a great "Bridge Real Estate Investing Meetup" ... lots of resources and people to help. 

All Cash buyers, those buying with bridge financing etc).  

I like Waco because the prices seem reasonable compared to my city, plus I strongly believe that anything along the IH-35 corridor that bridges the gap between major metros (so Waco/Temple between Dallas and Austin and San Marcos all the way down to San Antonio) will inevitably grow.

Hopefully if it looks like it will not make the target they will cut the appraisal short saving a little of appraisal cost.I also know that if I was going to barely miss on the appraisal I would find a way to be able to bring money to add to the equity to bridge the small gap (401K loan, friend/family loan, personal loan, etc.).Good luck.

Because of this gap period, perhaps a bridge loan would help accomplish this goal - as current asset value carries more weight than income verification with these types of loans.As a direct lender, we offer bridge lending programs (1-3 years) with the ability to cash out refi up to 65% of value in as little as 5 days if you are seeking to access funding for more projects.

Any recommendations from the smart people on here on where to go to bridge these knowledge gaps?

If they don't fund you still may be able to take the deal with bridge debt, but I guess the ultimate question is-is the risk really worth it?