Patience, seller had contact issues and banker switched to two separate loans at the last moment.

*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?" 

This seems like it may be the least intensive, and one of the more affordable options as you qualify for more optimal loans if the house serves as your primary residence 

Idenitfy properties with enough deferred maintenance for a discount and not enough for Full scale renovation.With 10+ unit properties, you can utilize more DSCR loans and drive the value through the income approach to valuation. 

Title company would do the private money loan paperwork. 

I am patient that living off the cash flow would come a few years down the road, as the loan is paid and rents gradually go up and or rates go down.

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

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

b. what if I use a hard money loan for the down payment so I'm only paying interest every month for a few months? 

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.