I get all the perspective and thanks for sharing; so I can assume that the guarantor requirement is going to stay regardless and there is no avoiding that until we have some "skin" in the game....?

@Aundre Oldacre - you may be able to find a bridge type lender that will allow a bit of cross collateralization but make no mistake, you will have to put some cash skin in the game. 

I don't care much about the appearance.

Or close on the place, do a few most important things and then hopefully resell for just enough to come out with my skin on? 

I'm just curious what various lenders would be looking for in compensation and structure of this deal:Purchase Price: $25,000Rehab/Holding/selling costs: $30,000ARV/Sale Price:  $85,00090 days for purchase/rehab/sale**My questions below are coming from the scope of my view that a HML being a formal institution/group with a bunch of standard terms, processes, etc... and a Private Lender being someone with money, willing to loan it short term, without all kind of formalities(if that makes any sense)So in a HML world, 65% of ARV would be right at $55,000... does anyone does this deal without requiring rehabber to have skin in the game? 

I'd also be careful as to what you disclose online as far as your knowledge of the unlicensed work. anyway, good luck with it.

Typically the high LTV HELOC and HEL only apply to owner occupied since you have more skin in the game to pay it back. 

I wouldn't care about his legI WOULD care that 60% of the story you told is social guilt he is making you feel.

I think we are kind of saying the same thing which is that there is a huge variance in values under the umbrella of those city titles and that you should be careful which comps your using when approaching a flip opportunity in that area.As Trevor stated, the subject property is North of the Freeway... and therefore probably should stick to the reseda comparables to not get an unrealistic ARV...Now off to get that SFV 818 forehead tattoo so I can reclaim my valley boy status 

This will be my first investment property, so I want to be especially careful.