I am unable to leave my job and bridge any time until I can make a change because I have severe ulcerative colitis that requires a very close eye and my wife recently had her thyroid removed due to cancer.

I will tell you this though: Don't go through Sherman Bridge Lending.

You could look into a bridge loan, and refi later using equity in the property. 

I'd bet you'll be able to find some really good deals across the bridge over in Superior WI.

If the investors you bring in are passive investors with no voting rights then it is considered a security and will have to do a PPM to avoid SEC issues.If it is a JV deal with the investors having voting rights, then no PPM is required.I would get a bridge loan that will fund the capex instead of raising it and lowering your CoC.Either way consult with an attorney and get a good mortgage broker.

You may burn some bridges by shopping around, but I like to be very clear with agents that I am talking to others so that they aren't surprised.

@Joanna Golden I see you're in Dobbs Ferry - I'm just over the bridge!

Also the company I’m using is Sherman bridge lending they seem pretty good but the interest rate for is quite high 10/90 it’s 12% is this common?

Dos it require rehab or just need a short term bridge loan?

Keep them vacant and work out creative financing, either via bridge lending or try to ask for seller financing?