Most borrowers, when exercising a lease-option on a commercial property will use an SBA loan.

However it might make sense to borrow against the $400K and invest it in something new.

id=resparulefaqs422010.pdf):"4) Q: The regulation states that while the borrower‘s interest rate is locked, the credit or charge for the interest rate chosen and the adjusted origination charge may not increase from the amount shown on the GFE.

Hard money would allow you to borrow the most.  

There is a Sale listed from the Borrower to his wife for $0 in January 2010.

You offer to borrow their money usually @ 6-8% and purchase property that is hopefully giving you returns of 12% and you pocket the difference.  

Ask them to borrow it from friends/family.

A Borrower's payment is usually given a grace period of 10 to 15 days past the payment due date each month.  

So, you don't know the borrower who wants these funds?

I agree with your on Fed rate changes; however, my bank is essentially a private lender that does not borrow money from other banks or the gov.