There are a thousand options...I would rather consider a stepped up progressive mortgage: i.e. start with lower fixed payments so you can fix this place up with the cash flow and increase the payments once stabilized...But it sound like there is quite a bit of deferred maintenance...how do you plan to cover repair and cap ex?...

Doesn't cost hundreds of thousands. 

You're borrowing thousands and thousands of dollars, even a small percentage difference can add up quickly when borrowing that much money.

Couple thousand.

But if I find out that I have to join the special club for thousand and thousands of dollars Ill be the first here to post but I have a feeling the hidden key club will get sprung after a few of these meetings and to those chumps they can pick out of the crowd so well see. 

That way you're informing the buyer how you will respond to these requests upfront, and it will deter anyone who will nickel and dime you or plans to ask for thousands of dollars in repairs.But, you still might get it.

In response, thousands of people on here are wondering around in search of these mystical Hard Money loans that they cannot find. 

If you run a few thousand $$ every month, then you can think about point/miles/cashback card. 

Sad thing is, they are usually the last step of people's financial ruin.

Leaking roofs, old electrical systems, bad plumbing, and general upkeep costs can quickly add up to thousands of wasted dollars.