The house was purchased for $115k in 2013, but the fair market value today is 80k with a balance of 95k remaining on the mortgage.

They all have intro cards that allows you to basically use there money for free for 6-12 months and say you have a Visa with a high balance of 10k this should be the min start point with the other cards.

Because it's conforming and no high balance, down payments in markets like these are often non-round numbers like 8.427% just to hit the loan limit exactly to the dollar. 

What I run into quite often, even though we tell our clients not to, is that during their loan process they will go buy/lease a car or some other high balance item and go over their debt to income limit.If you lease a car before you apply for a home loan and it shows on the credit, and your are approved with that debt you are fine.

So the balance is between the fact that you are taking all of the risk and the wholesaler can (in theory) go with another rehabber and cut you out completely.

@Christopher Blanco  It sounds like you really have a great balance.

My dad had invested in a couple of multifamily properties in the southeastern part of Massachusetts and was cash flowing pretty well, but between balancing a real estate portfolio and running his own construction business, most of his time was dedicated to his construction business.

Put something to the right of that window with the shutters to balance things out, a tall plant maybe if  you can.

You are basically treating yourself like a company and presenting them with your balance sheet. 

Could be a simple "I'll lend you $20k and you pay me back $25k in one year", or monthly interest payments and then the balance due in xx amount of time.