You can access cash out equity lines, fixed seconds or conventional loans with reasonable terms to contribute to the downpayment.

Get a short-term loan.

I cannot recommend much about the areas in Dallas, but i can definitely offer my expertise as Mortgage Loan Officer, Investor and Short Term Rental host.Feel free to reach out :)

VA loan

His name is on the construction loan and it is secured as well as the cash to purchase the property came from a heloc from his personal residence. 

I have been offered an exclusive Deal by a local "friend"/ semi-mentor in my small town.  8 standard 2/1 apartments -  Quad, duplex, duplex, 1970 Dated buildings, little neglected but liveableOwner finance: 20yr 6%rate with 20k down------------------------------------------------Total purchase 400KCurrent NOI: 41k     Cap: 10         (Tax,Ins,Maint, Util)Gross rent 4500/mth-----------------------------------------------Upgrade, Est repairs: 60k After reno: NOI: 59K   Gross rent: 6100------------------------------------------------Loan pmt: 2865/mth,    34k/yrCurrent Cash flow: 531/mth,  6,378/yrAfter reno Cash Flow: 2131/mth,  25,578/Yr-------------------------------------------------Added info- -Property line Joins with (growing) Community college-Tiny town-The Buildings are Currently "uglyish".- Current Rent is 150$- $200 behind market avg.I am very comfortable in single family homes in this town (own 18 SFH rented and performing well).

I am under contract to buyOffer was made with inspection contingency Seller agreed to repair or replace furnace a week agoI asked my realtor to check on the progress of seller and they have no real news for me a week later, other than an HVAC guy was on property- per sellers realtorMy loan is conditionally approved pending appraisalI told my realtor I’m not ordering the appraisal until I am satisfied with the progress being made to fix/ replace furnacIs that unreasonable?

bank loan, construction loan?

Conventional loans for primary residents are the only loans you will ever get that have the ability to put so little down so you should take advantage of it.

Is it possible for a private investor[non hard money lenders] to pay down your loan and secure a lien and for you to pay them back, and if so where do you find investors that would?