@Matthew Truncale, I would recommend looking into house hacking a small multi (2-4 units) using an FHA loan for 3.5% down, house hacking a single family home with an in-law suite using 5% down conventional, or looking into a 203k loan and building equity in a property that way. 

When done correctly, you can get up to 75% cash out on a conventional or Non-QM loan.

We put the property under contract with private money; and, I have spoken with some conventional financing options that I have used before that have told me that we can do a delayed closing as soon as we are done.My question, more specifically, is based on the fact that real estate has gone up since our proposal. 

Conventional Mortgage.

Conventional Mortgage.

Conventional Mortgage.

This is in the Hampton Roads, Virginia Area,  specifically Norfolk.Issue:I am now trying to sell this property and have been in contract for the last month, 6 days until closing, and the buyer's underwriter is now red flagging this zoning issue and I fear the loan may no longer go through, and this may present an issue selling to anyone using a VA/FHA/Conventional Loan.  

My credit union only offers conventional loans for single family homes at 20% down.

Are they each 20% down conventional loans?

I mean it’s really just my deck that’s messed up, I make enough money to just go get it with a conventional loan but I figure the profit margin would be better using HELOC to buy then rehab refinance and pay off the HELOC ?