Title company would do the private money loan paperwork. 

My loan has bounced around a bit but is now with Western Alliance Bank at a rate I don't want to lose.

We have two new construction projects getting ready to break ground, 2 cash out delayed financing loans in process, and almost at the end of our first debt cycle, getting ready to emerge into the next phase of our growth stage.

You can’t get an ag loan because you don’t grow anything. 

My biggest draws are at the back end where the draw for the home itself is taken DAY OF DELIVERY. this means that I am not paying interest on a loan for the home itself until after the thing is finished.

An offer was put in but the loan to close for that buyer was after our closing date.

I am also in search of a hard money lender who can assist me in making a cash offer and later refinancing it into a traditional loan.

*If anyone was willing to quote me a ballpark for the below situation, I'd greatly appreciate it.After Repair Value: $165,000 Purchase Price - $90,000 Renovation Budget - $35,000 Loan: $125,000 (75% LTARV)Zip: 17103*If anyone feels compelled to ask, "if you don't trust him, why lend him money?" 

That would be a family and friends type of loan that you're looking for .

However, there are Non-QM loans that are either full doc or bank statement loans that will allow up to 80% cash out.