I already communicate with my institution to tell them this and get in it in writing so they dont call the note. 

Depends on the lending institution, though the short answer is these banks are strict.

Check out the Institute of Real Estate Management or National Apartment Association.

Start by building tier 1 credit (open a biz line of credit with retailers--they said specifically Uline and Granger will both give biz lines of credit right away on new biz entities), then tier 2 (such as Home Depot, Lowes--they typically like to wait until the biz has been established for a while, or else you have to personally guarantee) and then tier 3 (the highest level--I assume this means loans from lending institutions).And **make sure the vendors you get credit with REPORT your positive histories to D&B***.

According to a study by the Rose Institute of State and Local Government, Las Vegas is also the #1 destination for companies leaving California.

Banks and credit unions can also offer flexibility for investors that engage in strong relationship-building strategies, offering discounts and solid loans in exchange for borrowers willing to use the institution for other purposes (savings accounts, etc.).

Talk with the seller and see if he is open to seller finance at 25%.Find a lending institution that will underwrite the deal at 75%Your problem is going to be that you have no skin in the game.  

They charge around 100k a year for access to that, so really just for institutional investors unless someone else can do the same.

Will you pay cash or do an institutional loan?

Closed and flipping to an institutional buyer after minor clean-up only and a holding period of 2 months for $240,000.