Cash in hand is worth more to me that an equity loan that is in process.

On the other hand, inability to repay will affect them negatively.    

I have, however, done some casual searching online for local credit unions, and have found at least a small handful that will lend higher than 85% LTV (with less favorable terms, obviously).

Investor sent hand written receipts signed by himself for over 5k dollars when tax and interest adds up to about 1,700.00.

Then bring in extra hands to paint and do flooring. 

While Banks continue lending money hand-over-fist, you'll continue having this problem!

I would really like to get the house subject to even if I had to hand the woman 10-15k it could still be cheaper than hard money but could I still flip the house at this point ?

Dustin,To answer your question; bringing funds back to Canada is a simple wire transfer process.

My goal as of right now is to take out equity for home improvements, debt consolidation and to have cash on hand for emergencies/other expenses

Anyone transfer their personal tools to your llc and deduct them from your taxes?