Because I was able to get a "C-" property in a "B to B+" area at 50% of ARV, I'm sitting pretty for the third "R" in BRRRR.

If it were me, unless it needs work now, I'd probably just finance the initial purchase and let it sit for awhile.

I understand that you cannot use borrowed money for a down payment on an investment property, but I was wondering what if you took out the loan for a vacation or something else, let it sit for 6 months or so, and use it for the 20% down payment.

Ask to sit down with the head broker of the real estate office.

You won't anything from sitting in the bank.

Find a local lender and sit down and have a conversation with that person prior to them pulling your credit, ask your friends/family for recommendations as well.  

THEN we sit down and sign the assignment and I show them that what I said is in fact true.Maybe you should go down to Florida and make the connections and the trust before trying to do things online.

Knock on their doors or send them letters that you want to buy the house across from them that's been sitting vacant for years.

I have worked for a real estate attorney for many years, also got my real estate agent license which was short lived, and I have been sitting on the thought of investing for many years.

Not everyone has that much cash sitting around to buy a house.