I find the stories interesting as I try and see how I could use their experience and lessons learned to my benefit.My latest read is Ray Dalio's book who is the founder of Bridgewater (Very - Very successful Hedge Fund - That I frankly never heard of - Shocking but True)In the book Ray does a great job of breaking down is career, struggles and lessons learned in the first half and then spends time on the "Principles" he wants to share. 

While there are plenty of hard money lenders to fund the purchase and rehab, I am not finding many lenders who will refi in the $40k-$60k ARV range.

AND would you consider using another funding source or strategy besides tradition bank?

All,As you can probably guess, I am looking to close my first investment, but don't have proof of funds nor liquidity to put down an earnest money payment.

Needless to say, I need to get creative with our next property whether it be private funds, taking on a partner, etc.   

Was able to negotiate a master lease for the property and take over management prior to purchase in order to generate some of the funds needed for the down payment.

I have partnered with Nate at Secured Investment Lending for funding.

I currently live in a home that is paid for 100% by a trust fund which is not in my name nor my wife's. 

First you say you have acess to funding but you have low income, Then you talk about using a hard money lender.

My question is: with my current income, I could rapidly pay down a property using my own personal funds in a 2-3 year time frame.