/warranty deed (good)) and then warranty deed myself on the title for at least 6 months and then remove her the same way and then get an equity loan for the agreed purchase price as well as rehab funds.

I have significant amount of money invested in stock right now and reasonably trust the average index fund return rate of ~9.5% to continue (of course, been getting much higher than that the last couple years, but we're in a bit of a bubble).

What are you trying to generate income to help fund.?

@Jay Chopra  could you please clarify what you mean by 'Gap funding partner' and share what kind of terms come with the refi exit strategy?   

Doing a few wholesaling deals, will give you the funds to clear up your debts, save some money as reserve, and then leverage to borrow more money in the future if you want to fix and flip or buy and hold.Research "wholesaling real estate" in BP, YouTube, Blogs, etc.I love wholesaling.

My "reserves" are actually invested in equal parts cash, long-term Treasury bonds, the total work stock market, and gold, which is a very defensive asset allocation that should theoretically hold its value and likely grow in just about any economic environment.

But the guys at PAC are typically very responsive in their work from what I see.If you buy a performing note from them (or most note investors) you are buying it as-is and if the borrower stops performing, you're on your own.If you invest in a 506(c) that is different in that it provides a preferred return and you can ask for the history of the fund.

They are actually under a different company Hogar Community Reinvest, and typically I see the junior lien under DLP Funding. 

I’d like to start the process for getting pre approved as I have the funds for a 20-25% down on a property under 100k, any help would be much appreciated!

You might find some funds out there that offer better :)