You can still do asset-based financing (examples include hard money and private loans) if you can't secure traditional financing.

You can either find private money from family and friends, or you can go after other private money or hard money.

Is this a private money loan?

They stay in control of their loans and you win loyal investors/private lenders.

I am hoping to find a bank that does portfolio lending and offers better terms through its private banking wing.Any recommendations would be well received.I found one lender that through its private banking wing offered 100% LTV interest only cashout-refinance at 4.125%, but I must pledge securities in the amount equal to cash out proceeds beyond 80% LTV. 

One User Emily G said she was a private lender to these guys and they defaulted. 

A private lender and I are going 50/50 on a down payment, I have cash & my private money partner is using HELOC funds and I am wondering how we can legally go about using our cash ASAP without a 2 month seasoning of funds.

@Jhanel Wilson Is that for conforming/conventional loans or private/portfolio loans?

With Interior Trim, you can see your work take shape and I loved that.Now for the meat and potatoes, I'm at a loss as to where to start... do I get my REL in Illinois even if I don't plan on making it our permanent home, start trying to find deals to fix & flip, where to get money (hard money or private lending, HELOC)? 

You can get really good at finding deals and then take on equity partners of private lenders for them.