Some of the things a lender might take a look at are...Cash in bank accounts (checking/savings accounts)Stocks, bonds, and other securitiesRetirement fundsLife insurance cash surrender valueCash-out availability on lines of creditNot every lender who can provide a proof of funds will take all of the above items into account, so you'll need to ask them beforehand.With regards to obtaining the proof of funds, lenders who provide them will typically have you fill out a preliminary application, and then you can request one thereafter.Hope this helps,Michael

Using a simple investigation technique like "5 Whys" this is an example.1- Why is this property losing money?   

How long did the "investigation" take?

Consider paying a private investigator for a basic report (about 28 pages) and $500, to know who you are dealing with.Record the judgement.

I've investigated some of the online options, but they seem best for self-management.   

Honestly the best way to investigate the concept is Becoming Your Own Banker by R Nelson Nash. 

I am doing my preliminary work to sale a SFH to exchange for triplex/duplux.  

We have investigated cash-flow based loans but they appear to require a high down payment (like 35% percent or more).We're investigating the idea of partnering with someone and need some advise as we will have a very short window to line up financing/partnerships.The deal parameters are:5 bedroom, 3 bath, 1802 Sq.

The motivation behind this post: I realized that if I sell my current home, I could have around $150k to invest, so I'm investigating the best possible usages of it, and if I could achieve financial freedom today (rather than my current planned strategy of slowly buying up BRRRRs in the midwest).My first thought: go put that $150k to work getting a 20% down commercial loan on a 10 unit property somewhere in the midwest of the USA for $500k-$700k, and live in one of the units.

I have investigated this for my San Diego market.