Are there any banks in the state or MA/RI that offer a conventional loan with a 95% LTV?

Conventional Loan, 5% down.

Conventional loan.

There are so many great programs out there for house hacking. 3% down conventional, NACA, Bank of America down payment assistance, the list goes on.

When you refinance out of the hard money loan, are you refinancing into a conventional investment mortgage or a commercial loan?

We are prepared to offer: Purchase Price: $460,000 Down Payment : $23,000 (5% of Purchase Price of $460,000) Interest Rate: 5% = $107,815.60 Monthly Payments: $2,000 x 60 months = $120,000 (Principal & Interest) Term: 5 Years (60 months) After 5-year term: Lump Sum Payment of $424,815.60 from refinance with conventional mortgage Total Sale of Property: $567,815.60 $23,000 – Down payment $120,0000 – 60 Payments (Principal & Interest) + $424,815.60 – Lump Sum Payment $567,815.60 – Total Payment for Property Seller financing is the best way I can give her the highest possible price.

OR you'd have to save up 20-25% down payment and go the conventional route. 

Consider waiting a little longer and improve that credit score, smash some debt, and aim for the conventional loan.

He'll still get substantial money from the sale of the rest to you that is conventionally financed. 

@Erick DuranAre you looking for hard money or conventional?