He would purchase options on a large piece of land fit for X number of properties, then sell the houses off of the plans with interim-to-perm financing building them based on a draw system paying for the entire projects with OPM.

If the shoe fits, and you like it, by all means wear it!

I deal with over 90 lenders so that I ensure you that I am able to offer you the most competitive deal for your financing.

Money you did not spend is not going to fit.

Ideally, for my first flip it would be great for me to do some of the minimal skill tasks to make sure I stay within a set budget.

For example my loans are currently a quarter plus prime which is 8.5%.The interest only loans I use fit my game plan.

I live in the Metro Detroit area (Macomb County), so there are plenty of fresh foreclosure listings every week.I would ideally like to pick up a property for 50-60% FMV, fix it up, and live in it while trying to sell for a profit.

Josh can suggest what forum is best for the discussion as I am not sure exactly where it would fit (commercial is my guess).John Corey

I've called a few hard money lenders I found on the web but they all seem to have some requirement that doesn't fit my situation.

An Unsecured Line of Credit is absolutely ideal for a deal or situation like this.