I want to know how you started out with your initial funds, was it a loan?

You could go traditional mortgage to qualify for the purchase, and possibly find an investor willing to go 2nd lien position -- to what LTV they're comfortable lending up-to in 2nd lien position is the question. the higher you go in LTV, the more difficult and pricey the 2nd lien would be. with that said, I have seen 3rd lien positions as well, but not exceeding 65% LTV. 

I send a proof of funds (bank statements) with all offers.

@Raphael Turner  You would be able to go up to 75% with a conventional cash out refinance - that would pay off your current loan and you would keep any funds left over as cash out. 

We purchase 1st lien residential notes for hedge funds and banks.

So, keep a good fund in an emergency operating account set aside for rehab-rainy days.

And yes I agree it does seem a little out of reach, as far as funding the rehab, what other suggestions would you have?

I also got a proof of funds from one HML so I can attach it to my offers. 2.

Hi Everyone,Been doing a ton of research lately, reading books, listening to podcasts, reading the forums, etc......It seems nearly everything I come across is geared toward becoming a GP, getting deals, raising funds etc......However, that is not what I’m looking for, I own my own successful company, love it, and not looking to give that up, strictly looking to invest. 

It may take as long as three months for a bank to provide the loan funds.