Keep it simple as Will mentioned.Do some searching here about hard money lenders, private lenders and financing.

At least enough cash that you can get a hard money loan or access to a private investor.- You're asking the successful investor to teach you how to compete against them.

I will see if I can find you.I spent all day touring properties today in Milwaukee and am looking forward to hearing @Steve Cook speak tonight.

I’ve known the note investor for over 20 years and they have a 150 million private placement fund to buy notes and are credible, proven and reliable players in the note buying industry.Annette, you won’t believe this but the idiots at SBA turned down the loan request so the transaction came to me from a realtor who sat in on my guest speaker 45 minute seller finance presentation last April.Perfect example how five entrepreneurs and one individual can do business better than the entire United States Federal Government.

I'm not exactly an expert in this arena, but to kick-off the responses do you have access to any private money?

I am an accounting professional who works in risk management for a large private banking institution.

Some lenders allow for the purchase money and repair money to be in the total loan amount.If all of that fails, you may want to explore private financing to purchase and repair the home and then exit that loan with a conventional loan.

I'm curious if the seller is a private person or a large company?

This will only work for friends and family who trust that you aren't going to bail on them.For non friends and family investors you can go through the LLC route, although after trying this a few times, I will never do it again.The other route is to offer a private placement.

I'm both a listing agent at times (for private sellers NOT REO's) and I've bid on REO's as well as purchased them.