The higher down along with your father's backing shows better collateral if you will.I think you'll find that the more you talk about your goal on this site and others in person that opportunities will present themselves.   

I have thought about hard money lenders but most of my contacts lend on properties that are significantly under value so that if they need to take the collateral they are in a good position.

The ones I looked at were missing collateral, or had other issues.

The lender dropped the home as collateral about a year ago and sued them personally.

The bank basically uses the equity in one as collateral on the new purchase.

And only if the lender agrees to finance the amount...agrees the collateral is now worth 80k more than earlier purchase price.

You no longer are responsible for the actual debt on the mtg, but the bank does get to foreclose since the house is the collateral for the loan.....you don’t get to just keep the house too.

If you did not sign any agreement to rectify any closing errors and in Vermont the title attorney is responsible to verify clear title...hell, everyone knows how to check to see if taxes are current...I would be inclined to pay the taxes “as lender” to preserve the property just like WF will do for insurance if you do not set up a policy, flood insurance in a flood zone if not paid, and property taxes if not paid (that is why they escrow...to preserve the collateral).

Interest Rate: 9.99% fixed interest rate Collateral: A first priority lien on Borrower’s fee simple interest in the Property and the improvements thereon together with any personal property owned by Borrowers related to Property Prepayment Penalty: none Loan Fees: The following fees shall be due: (1) 3.00 points, plus customary underwriting, processing, legal, administrative and site inspection fees to (**) at closing of the loan; (2) $50 application fee due upon signing of the term sheet.

Would I now be able to use a full recourse SBA loan that I and only myself, will put up my personal property as collateral to guarantee the loan?