What do you have to offer as a borrower (e.g. credit, experience etc)?

You mean paying 25% In extra tax to borrow money for a couple years?

For personal reasons, we have committed to not borrowing money for any reason.

But Chris, borrowed funds can't be a down payment! 

Hard money is simply a professional licensed lender who offers X Loan to value loans secured by real estate and the buyer/borrower can effectively offer quick approved financing to a seller.Creating a means to wholesale such a deal to your buyer may or may not be possible depending on a number of factors and without some specifics, this answer would be a mile long to go over almost all potentials.I will say this, in a wholesale transaction, and depending on how it is specifically structured, having a buyer who is NOT all cash and has to get a loan with approval creates a potential problem where the transaction could fail.

Remember if you are borrowing money for a DP the margins on the property need to be much higher than your normal investment property.

The HM Lenders that are more risk averse like the Rentals as most the borrowers qualify for conventional Fannie/ Freddie Refinance.

If the primary borrower on an fha loan has little to no income (say a student just finishing school), can a co-signer or co-borrower still qualify them for a mortgage even if the co-signer or co-borrower is a non-occupant?

If they are offering you a lower interest rate you can consider it. if you're simply talking about saving interest by borrowing less, don't bother, you can give them the $10k in the future if you don't find another deal.

Take the total amount to be borrowed. 230k use that as purchase price.