I purchased the property with a 20 year commercial loans because the down payment funds were not seasoned in an account. 

After working with Navy federal credit union, I was able to get approved for ~600k(1-2 unit SFR), 30yr foxed,4.5%interest, 0%down, and 2.2% VA funding fee which is wrapped into the loan. 

Some companies will consider if its a real good dealFor budgeting purposes, plan on 20% of the purchase and rehab funds from your own money, plus closing costs.

, plus the opportunity cost of having your funds tied up in the meantime, especially if she decides to file BK.Also, if she's a friend (or even just someone in your social circle), be honest with yourself about how likely you'll be to actually foreclose on her.

I know our area has a fee they collect from every licensee and it adds to a restitution fund for instances like this where consumers can get their lost money back.

You will need to build reserves for these things or have another source of funds available. 

If you use outside funds it makes the tax situation tricky. good luck!

I really just want to see if my numbers for Hard Money look reasonable if I were to try to get funding with as little of my own money on the deal, as well as get a sense of how low I would want to go on price in order for such a deal to be worthwhile.

I did get approved for an unsecured SoFi loan and looking at obtaining LOC’s to fund this deal. :-)

You will need to search around locally, but I actually came across a lender who will lend 100% LTV on your primary home in a HELOC!