Should I walk away from the first property or try to raise private money to make both deals happen? 

Hey @Dan Gongora - I have a list of lenders that another BP member shared with me a while back...the lenders are exclusive to Chicago or Illinois, but I assume that wouldn't matter to you.How much equity do you have in the property and what is your game plan with the money?

., you might be cutting it way too close to really do anything. 15k is the bare minimum I suggest for reserves or oh no money on any project so that doesn't leave you a ton left to work with.As @Glenn Banks said, 203k is probably your best option because it's an FHA loan and you can do low money down and the reno is baked in, but the reno is complicated.

I don’t have the money to begin something like BRRRR, but want to get into the game. 

@Paige SeeleyThe more you put down the less you will pay in interestQuestion we ask ourselves is what do you do with that money?

Find your local Private/Hard Money lenders and partner with them.

I have a potential hard money cash provider to fund the acquisition of land and fund new construction build.

You'll probably lose the AC unit to theft.You're correct you will not be able to get conventional financing for this property today.

Even Do Hard Money that advertised 100% 100% you had to spend 3k on their training materials up front and spend 600.00 per loan submission.. so you needed up front money and also have to advance on the draws..

And oops, all your money is gone because it was actually a bad deal in the first place.