Purchase price is 489,000.Riskier option: $489,000 loan amount (30-yr 10/1 ARM @ 3.25% initial rate) (100% of purchase price)$0 down payment$3020 closing costs (12,800 - seller contribution of 2% of purchase price)$100k variable rate loan at 3.6% (100% secured by cash already in account w/ lender). 

THERE IS no funding like that it does not exist for RE investors.. the ONLY 3 % money  is for the very wealthy that put up their securities as collateral and then borrow at 1 over libor.. so you have 5 million in securities at one of the big houses and they will lend you 2.5 mil at 1 over libor 2 to 3%  but that its.So here is what hard money is universally around the country so as @Aaron Mazzrillo suggests instead of scratching your head and thinking your going to find some unicorn HML.HML rates are 10 to 14% on rate and 2 to 4 points .. usually need at least 20 to 30% in cash into the deal.. one year terms.. etc etc.. once you establish yourself with these folks over time.. the cash needs can drop and rates drop a little.ON the west coast were we have a VERY stable RE market and TONS of money chasing deals.. you can get HML for 1 and 9  1 and 8 sometimes.. 

Some lenders may want 25 - 30% down, but there's enough competition, you should be able to easily secure an 80% LTV.BTW:  That spreadsheet you are using is U.S.A. specific.  

They really want to secure housing for August when they hope to move here.  

Is this breach of contract or what can she do to prove he is not doing his job?

Also, your investment is usually secured by the underlying property and a personal guarantee. 

We've been trying to get the final tally so we can file a judgement and have the security deposit transferred to us.  

@Edward Oliver if you currently own the property you should be able to just secure it.  

Buying with cash is the safer more secure route but if your goal is to eventually become a full time investor you cannot scale the business using just cash.

Correct me if this is wrong, but securing the property with 100% financing is just to ensure the seller doesn't sell to someone else or get cold feet while the wholesaler finds a buyer?