Flips - They invest certain %$ down so they have skin in the game or what you're comfy with and then pay you a good interest rate of 6-20% for a certain lenght of time 1-6 Months.

To avoid this issue, deal with small local banks that tend to keep the loans in house.As to the other issue about the LOC as the down payment, most banks will frown on this as you have no skin in the game whatsoever.

Either gotta put some skin in the game or offer additional collateral on other RE or a really cool toy you have.  

It is not the worst thing I have done for them so I guess I can live with that, it is just irritating because of the way they are and I really believe it was broken/damaged from excessive force.

The problem you may have is they will want you to have some skin in the deal.

The bank wants to know that you have some skin in the game.

It was winter and I was wearing a heavy winter coat, so the bite didn't break the skin, but just left a big bruise on my shoulder.

Experienced investors please feel free to correct me, I have a thick skin.

This is to make sure the buyer has skin in the game and doesn't flake, but is not hurt if the seller is the one that flakes.The seller may balk at handing over the assignment fee -- and it's a perfectly reasonable fear, especially for the first deal.

Not saying you are, just saying it is fruit for thought.There is also more then 1 way to skin a cat, say if they wont lend for the purchase and that is what you are seeking, how about using HM for bridge financing, rehab and rent or C4D, then seek lending on the owned property?