@Richard Hoyte I haven’t been able to take advantage of any low down payment loans so have been stuck needing 20% down on every deal plus closing costs and cash reserves.

Due to the high foreclosure rates, many lenders will not consider a deal with less than a $100k loan amount.

-Finding private money:  If you can find a very good deal then connect with a family member or friend that could lend you what you need for a hard money loan or to lend you the full amount.

assuming work completes after closing.In the event of an audit, is it a red flag if we claim an "improvement" after the closing date occurred?   

I owe 400k on the house, so about 300k worth of equity just sitting there.1.I can get a HELOC and use the money for BRRRR, the problem is, I can't find anyone that is giving out loans for investment properties, I have tried most banks, up to PenFed, nothing so far.2.

That is because of the financing available with the owner occupied loans with the longer (30 year) fixed rate debt.

A lender will work with you (they are on your side) to take measures to improve your score.

There are a few reasons for this: 1) They are costly and the Exchange intermediary may require a whole host of inspections including environmental reports etc and 2) One has to come up with the cash to buy the new property without getting the equity out of the first property - not everyone can do that - add in having to get a loan while still being obligated to the loan on the “sale” property.

What are everybody's thoughts on using a 401k loan or withdrawal to fund the downpayment?

Is it true that a FHA loan will require us to occupy within 60 days?