I don't have enough money to fund my own deals and my credit is bad, I'm actually working on my credit right now.

I am a long term buy and holder.I started with 30 year mortgages, but later refinanced into 15 years, and some 10 years when the government adopted the "Home Affordable Refinance Program" (HARP) at very low rates in response to the great financial crisis.

These loans can be arranged quickly, providing rapid access to funds.

Their house went under contract, but has no closed yet, so they are at risk of losing earnest money if they can't close their home or come up with funds to close the new property...or they can try to renegotiate it all with the seller.Here is an example of the form we use.  

If your doing low volume of deals I look for larger dollar per door, where is at higher volume I’m happy with $200+ per door with debt.

I'm looking for suggestions, possibly even an equity partner in the deal, and/or a down payment help funding source.

If you're looking for an investor-friendly state, a low barrier to entry, and cash flow I would recommend checking out Cleveland, OH. 

Whenever I've done seller-financed deals, I've offered something a little more to the seller such as a higher down payment, higher interest rate, quick close, reduced contingencies etc. to sweeten the deal beyond a normal sale, and I've shown them proof of funds that I can pay off the property in cash, so that helps give them peace of mind that I'm a credit-worthy borrower.

Now as we know its totally illiquid and I just carry it on my balance sheet at a very low equity number..

My goal here was to replace all major components and renovate to a premium level finish in order to charge market rent.By installing high quality finishes, I am setting this property up to be a low maintenance long term hold 📈What kind of renovation costs are you currently spending on your properties?