And to your point yes 5% on first $500,000, 10% on the remainder amount is minimum down payment as per cmhc guidelines 

I'll chime in.... this strategy isn't investing, it's gambling. 

The Contractor needs to understand the different versions of the 203k, the timelines, paperwork, payment process, guidelines, etc. 

The guidelines only say that you can't evict for non-payment if you lost work due to covid. 

Alternative lenders and investors have different guidelines and may be more "investor friendly" when considering financing a deal.

This was right before all the laws in California changed for looser guidelines regarding ADU’s, so unfortunately, I paid higher fees like impact fees and had to wait a little longer than today’s process.

I know according to the guidelines I can not ask for a lender suggestions but advice on how to find one would be greatly appreciated.

Even if you can cover the property with personal money you are gambling not investing.

When it comes to establishing such a plan, you can get a set of documents and a wish of good luck, or you can engage professionals to assist you with administering your plan and adhering to the IRS guidelines as you operate and invest.  

A potential FSBO could decide to take a small gamble on a shorter-term seller-finance if they could get above market value.Best of luck.