Hi guys,I'm looking into a first home purchase in the next few months and owning out of state rental properties using funds from overseas.

I have less than perfect credit and pretty much no cash to put into the deal with a hard money/private lender/crowd funding.  

How should I get the funds for renovations if I want to do owner financing?  

This means $1k a month will start going into my savings for my next investment.ARV=140K-150K75%=105KOffer=95K /30yr / 4% Interest raterepairs/build-out approx=10Klets say if sold in 2 years approx profit would be 20k-30KI will also be able to keep more of my personal income cashflow of approx 1K a monthafter the build-out and tenant is placed in.and that goes into savings that in approx 2 years will total around 12K to 24K a portion of that savings will build the ER funds to maintain the property.lets say also if halfway through it I decide to move out and rent the otheradditional 3 bedrooms this will grow a monthly cashflow of $1,600making the property cashflow approx 1.5K monthlywith this process I probably do a refi after 2.5years and utilizeit as a tool to continue future purchases.

I am trying to figure out the steps in which to take in regards to purchasing my first rental home, and I have a stumbling block.My question is, I am going to be using a hard money lender to fund a majority of the property (approximately 75%-80%) then do a cash out refinance at the end of the term into a 30 year conventional note.

I can do conservative investment with high yield income fund and come out about the same hassle free. 

As a property manager, I deposit funds into my abroad clients US bank accounts every month...they access the money online. 

She asked if I accepted gov funds, like if she got help with rent. 

It might preclude your future personal involvement.There is an alternate structure known as a Rollover as Business Startup that allows you to capitalize a new or existing business with retirement funds, and be directly involved in the business.  

You used to have to get a contract change form to the asset manager along with proof of funds but in the last couple of years the have not been requiring that.