When you run the numbers even if you say to yourself there is no way they would accept this offer just give em a try and see what they say you never know.

Either way though I could do both if the situation warranted it and the seller was ok with closing a little later. what would you say an acceptable rate from a hard money lender looks like these days?

I did not want that level of commitment when I accepted the job. 

if you do accept it be sure to know you need to put the money in an account and only take it out when it is due. 

mls it was kinda weird listing, accepted offer before you can look at the property, cash offer fell through they came back to me to see if I was still intrested. listed 130 i got it for 140 How did you finance this deal?

A current owner will likely accept less than 20% down, and there would be much lower closing costs.

Hi Amy, I'm not aware of a lender that will accept an appraisal that they didn't order for a cash out refi.

I accept a lot of those issues are both self induced and partially inherit. 

Sounds like you are already aware that you need 2 years of tax return proving self-employment income - no traditional lender is going to accept bank statements.

Are there credible syndicator that accept less than this amount if someone just wants to invest a smaller amount to “test the waters” ?