Your lender should have informed you that if you are planning on living in the property as a primary address, you do NOT need to put down 20% for a conventional.

I need Proof of funds as in having a private lender who’s willing to fund my deal.  

I got a really good quote from them and a different lender told me to be careful because it sounded to good to be true.

It really depends on how soon you are looking to close and what you are looking for in a lender.

As a private lender who lends out her own capital I’ve done these loans. 

The approval letter from the seller’s lender is for Only the buyer name on the purchase contract, no assignments and double closes are often prohibited. 

Been researching for the last couple weeks and just got pre approved with my friend who is a lender for up to 600k purchase price on an investment property loan with 20% down.

Private money - $10,000 down - my private money lender said I didn't have to put any money down but I wanted to keep the payments at a certain amount for cash flow.

I will need to use some creative financing or lender as my credit score is low (620) and my current house has about $250,000 of equity in it which the banks won't lend as I have a $45,000 lien on my house due to my city repair program that I enrolled in to help me with some of the repairs to the house and also because my credit score is so low.

Any good programs or lender websites that you would recommend?