@Mike McCarthy Why don't you form the LLC, take out a bridge loan with the HML using your newly-formed LLC (I'm not sure where you got the information about forming an LLC in NC taking 7 to 10 days --although even if that were the case...it's still well within the seller 30 day window), get the HELOC loan done...and convert at some time from the HELOC to a conventional loan if you don't want to go straight to the conventional loan....or, just use the HML until you can convert to the conventional...the reason I mention the two routes is because different banks have different seasoning requirements.

My full time job is in heavy/highway bridge construction, and I drive to different job sites all day long, and while I'm not on the phone, I would listen to audible.com books (mostly on RE investing). 

Guess you wouldn't play golf and bridge all day.

I am looking for 15%, maybe 12%.Can anyone offer me some advice on how to bridge this gap?

I agree with the others who say don't burn your bridges with your agent.

@Jeff Bridges Thanks for the thread that pretty much clears that up.

We finance fix & flips, new construction, bridge and rental properties.

Even 20% seems aggressive unless it’s a bridge loan.

Today I own ~2400 units and haven't used hard money in quite a while but at the time it was a creative bridge to get my next several small rentals.

You can cross that bridge when you get there.