When we flip we use hard money lenders and often use GAP funders to cover what the the HML doesn’t.  

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In some markets and at certain times, it may not make a significant difference compared to the time and money you would put in to do the rehab.* To the same real estate professional, find out their opinion of the area and the current and potential growth and appeal of your property and the neighborhood (market) to potential buyers and renters.

His family says he has money and they have his debit card and want to pay back two months… doesn’t sound legal.

You pays your money, you takes your chances :)

I have about 20k saved right now, so not a lot of savings.

Private money lender How did you add value to the deal?

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if your ARV is 200K, for example, and it needs a medium or greater rehab, you probably need to buy under 100K.  150K won't cut it, you'll lose money.

I am a regular lender doing FHA, VA and Conv, but I also loan my own money privately, and pool money from other investors when I don't want to loan my own money.