Here are a few ideas to kick around:Have borrower get a co-signer, or more specifically, a co-guarantor with property with equity that gets added as additional collateral.Sweeten deal by getting additional collateral like auto, truck, inheritance, anything.If you are concerned about her performance, negotiate a contract for option.

I recently got in contract on a wholesale deal with a partner for a beautiful Victorian duplex in West Oakland, that I plan on buying 50/50 with another BP investor, where I am borrowing the majority of the capital at a tiered rate for the low-LTV and high-LTV portion.

The borrower draws when they need money and pay down both principal and interest monthly - If they need more money they draw again.I've approved maybe 1 in 12 700 FICO borrowers.  

To get the property in cash, I essentially have to borrow the funds from my father and borrow the renovation funds from my father.

Instead, you (borrower) give them a mortgage or deed of trust. 

Basically I borrowed 100% of the purchase and rehab then I refinanced right away to pay back my private lender. 

And from what I can tell, I will need to get a letter of authorization from the borrowers to discuss the mortgage (which I am certain the borrowers would gladly sign).

For now I intend to pay cash because it seems too expensive to borrow in the States for a foreigner.

I have spoken with the banks and they will still loan me even with the money be borrowed for the down payment.  

On the other hand we'd probably have to borrow money to do the foundation and the house isn't currently showing damage/issues for lack of a foundation and that's 20k I'd like to be investing elsewhere.