When they borrow a crane from work to change the engine in a pick up . ( This is what I saw when i went to the property this morning ) 

Depends on the State Regulations. 6.Seller SecondsThis is a mortgage issued by the seller to the buyer that is placed in a subordinate or second position to an existing first mortgage from a conventional lender; seller second can be a great incentive to buyers; can help them purchase by putting down less cash-leveraging their assets; second mortgages typically carry a higher interest rate than first mortgages, an advantage for the seller over other investment options; a seller second can open new opportunities for buyers in markets where conventional lenders are tightening their loan to value guidelines and buyers need a way to close the resulting financing gap; lenders who want to limit their exposure may agree to a "Combined Loan to Value" guideline that supports a seller second; seller seconds may help buyers reduce their conventional loan needs below the PMI (private mortgage insurance) level, saving significant dollars per month; seller seconds can also help in larger purchases, reducing the amount buyers would need to borrow conventionally, bringing their remaining loan requirement within reduced rate "jumbo" loan territory; some conventional loans prohibit secondary financing; second loans not disclosed to conventional lenders are illegal.sellers granting a second loan must file a lien on the property. 7.Lease with Option and Lease PurchaseA lease with option to purchase is an agreement that the leasing party can buy (or not buy) the property at lease end for an agreed price; a lease purchase agreement, the leasing party commits to purchasing the property immediately at lease end; the owner agrees to apply a portion of the monthly rent payment toward either the buyer's down payment or closing costs at time of purchase.

You can really only go to a local bank or credit union if your income and DTI supports the loan requests as they calculate global borrower financials (I know this because this is what I do for a living).

You can only borrow up to the amount of the purchase price, regardless of how big the ARV is.

@Kenneth Garrett Hey Kenneth, I have some good experience working with banks and credit unions, all which calculate global borrower financials on these deals, which means they're still out of reach for many investors.

Or will the government provide enough assistance to banks allowing them to work with borrowers during this time?

You could borrow or take a distribution of a portion of the funds to make non-retirement investments and the remaining funds could be used to grow your tax-advantaged accounts with real estate (and other) investments.

To use leverage, take an FHA loan with only a 3.5% down payment, and if the property needs work you can use a 203K FHA renovation loan, meaning you are borrowing from the bank the money to fix up the property too in the same purchase loan.

Any time I utilize capital, either cash on hand or borrowed money I always think ahead.  

The 203k is designed to prevent the borrower from paying money out of their pocket to the contractor.