ARV is 170 to 175 there is a rush to get 23,000 from the tax buyer before August 14th or I lose the whole deal I'm considering getting the property for myself to hold for a few years then sell my credit is terrible and I know I can't get traditional financing for this distressed property what can I do? 

As such, I don't have the traditional steady pay of a "regular" job.

If it's with a traditional lender then they'll want reserves and will want to know where you got the down payment. 

Has anyone wholesaled a deal to an end buyer that was using a loan from a traditional lender/bank?

Good credit, down payment, no debt and income but can't finance through a traditional lender because income is commission based and don't want to wait two years to buy.

You should always want to have the option to fall back on traditional financing. i hope this helps.

Traditionally So Cal is tough to beat for REI total return.  

Instead of renting it out the traditional way, I understand that converting a home into a group home or boarding care facility is very profitable. 

I think I am still a few years out, gathering more traditional properties and building equity in them that I can cash out before tackling one of these projects. 

Actually, I thought of going to a credit union but had been hearing about only the traditional way of private money or hard money lending.