Fund that Flip gives their complete history.  

The other factor is this  - If a contractor bids too low, then realizes in the middle of the project that he won't make any money, then you are working with a contractor that either is not a happy contractor, or they have to do other jobs to make ends meet on yours, maybe they even misappropriate funds.  

With 80% you would pay off your current loan, then keep the remaining funds.  

That sounds like a good strategy to wholesale deals to help you fund long term rentals.

Stock market is not a good place for money that your planning to use relatively soon and bond funds, CDs, and money market funds don't offer much ROI.

I want to put in an offer for a property, it listed on MLS for 120k, want to put in an offer for 70k but my agents said I would need the fund in my bank first.

They had held up my release of funds for over a week after signing while they waited for the invoice and then paid it and closed out my account the day they received it. 

Do you have any tips for who to contact for lending, or creative funding?

You'd be doing well if you could find something even slightly undervalued (which is likely your realistic best case scenario as an outsider coming into a hot sellers market), meaning that it will probably need a little work or updating.Lastly, whether you're able to find something technically below market value at all or not - I'd buy in a stable, desirable area/neighborhood.

Another issue with respect to the source of the down payment is that while you can use gifted funds to purchase a primary residence with a conventional loan, you cannot use gifted funds as the down payment on an investment property with a conventional loan, to the best of my knowledge.