To get a visual, is a basement dirt floor, no entry, but private; 1st floor kitchen & living room, however they just threw a stove & frig, in a room, so, I would have to put in an actual kitchen; 3rd floor 2 bedrooms & full bath (its nasty and needs a full gut), 4th Floor is an attic that is like a full floor so it's a nice perk to store stuff; but the condition is beyond what I can describe...it's like you owned a building for 50 years and you did no renovation EVER and that's the condition. 

That could be a heloc/private loan or a short term construction loan then you refinance at the end, or some  type of construction to permanent financing loan. 

I'm also confident that in a situation where she has private information from the buyer and the seller, as you might be dealing with, that she would just facilitate the negotiation and transaction without nudging either party.

Out of state investing does have some unique challenges but in my opinion, the two biggest are knowing the neighborhoods well and good property management.

What about a private loan?

This is not legal advice but you'd likely need a private individual who is qualified under an exemption from dodd frank.

Hi everyone,I need help with structuring a private money lender deal.

@Wayne Brooks  I still had my HML shop going then.. you should have seen those coming in wanting to abuse the poor banks  LOL.... being a private banker I wanted no part of it..

CIREIA and INREIA are biggest ones.

hard money or private money or seller financing is going to be probably your only options.