From what I have read so far my interest is leading me to wholesaling as I don't have the capitol to go the traditional route. 

But yes, I was personally unable to locate a traditional construction loan which allowed someone other than a gc to go through with it Also, since I think I need a no doc approach now, I guess that’s likely off the table Wondering if you, or anyone else reading, has any further ideas as far as getting a no doc mortgage which I may need (?).

Traditional financing.

In that case, they can find an investing partner who is willing to provide the funds required to qualify for a loan, such as a traditional bank loan.

My family was poor with poor spending habits with the traditional consumer mindset.

I am targetting SFH from 100-150k, with traditional financing, looking for long term cashflow.The goal is to build a portfolio of 3-5 properties in the next 2-3 years.I am looking for a local agent, property manager, and financing.

Maybe a few wholesalers that will carry short term, but almost none of the traditional actual owner carry houses.

So if you get a financial windfall (inheritance, killer investment, win the lottery, etc.) you can always pay off debt or dump into an investment, but you can't make up contributions to your tax advantaged accounts that you didn't make in previous years.

The HML's i've contacted need more than I have to put down on the purchase and 20K is not enough to pull off all of these with traditional lending.

Refinancing seem to be the way to go.My question is: Is hard money or private lenders the only way to purchase properties in need of some rehab or are there any institutions that will lend to ARV with traditional rates?