However, I am struggling to figure out the best approach for financing, if I do not have all the capital traditionally required for a down payment.If I decide to go with a lender, am I really going to have to come to the table with at least 20-25% down?

The guest was probably talking about traditional - bank - financing.

Account Closed  Hi, flippers usually sell to traditional buyers (not investors) after they have done their work.  

No he does not, my friend is a foreign national and only wants to diversify his assets, but his only logical choice is to build and hold, we are both engineers, I could build bridges, he could build malls.

I am 90% confidant I can get money for the house plus the renovation costs (from traditional bank financing and/or private money and/or HELOC on my property) but there is always the change that I cannot. 

@Jordan DeGusipe, your choice.

With that being said if you are truly helping the lady and she can't go the traditional route to sell her house then I would just explain to her that you miscalculated the price you can pay and the absolute most you can pay is ..... 

All safe choices..

I also give them a choice of loan processing companies to escrow their taxes and insurance after the sale. 

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