@James Wise Do you agree with Josh's estimate of 15% down, or have you heard of lower?

Thank you for the mention, @Alan Rohrer.I agree that being local is not required for an accountant, but is essential for an attorney. 

Same with HVAC.Plumbing & Structure - I agree entirely.

I agree with Bob Malecki I don’t know of anyone who would pay more than UPB.

If you figure out what the profit is they would make and then agree to pay them that when you refinance plus giving them their interest I would think they would be all for it.

I agree with above if you need all the money at once refinance if not use the HELOC

We do not have the money for a down payment, so I put on my creative financing cap, and thought, what if I structure the financing as two separate models.  80% of the money needed for the property and rehab would be private lending with the folks at the agreed upon 6%. 

I would agree that it is a big obstacle but debt to income plays a big role in brrrr growth.

And they agree if they start later, they are willing to pay a bit more to make up for loss rent.For example:rent is $2000 if starting Aug 1rent is $2100 if starting Aug 8rent is $2200 if starting Aug 15We need the contract signed before they can make this decision, can we pick a date to sign first then include a clause where they have until X date to change the start date & rent?

Agree with @Rachel Fazio.