http://www.realtytrac.com/news/foreclosure-trends/realtytrac-june-and-midyear-2015-u-s-home-sales-report/

She also had a mortgage lending business and worked with our buyers, as well as other buyers on obtaining loans (both private and conventional, etc.), as well as developing properties herself, so she's a great source to get to know, besides, she was born there and KNOWS the areas. 

The response I have gotten is that they don't want to loan for 6 months on a fix and flip Also have tried to find banks that do portfolio lending without any success either. 

Who are you lending too?

Probably the first people to contact would be a mortgage broker about lending possibilities and a real estate agent about finding a property.

The waiver applies to all sales contracts executed on or after February 1, 2010, until 11:59 PM, December 31, 2014.FHA deems a sales contract to be executed when all parties to the contract have signed the contract, and the contract is enforceable under the law of the state the property is located.Mortgages that are made on properties in which sales contracts have been executed after 11:59 PM, December 31, 2014, are not eligible for a waiver of the regulation prohibiting property flipping.FHA will not extend the waiver beyond December 31, 2014.Section 203.37a(c) lists the sales transactions exempt from this rule.The exempt transactions include sales by HUD of real estate-owned (REO) properties under HUD’s regulations in 24 CFR part 291, sales by other federal agencies of REO properties, sales of properties by nonprofit organizations that have been approved to purchase and resell HUD REO properties, sales by state - and federally - chartered financial institutions and government sponsored enterprises (GSEs), and, upon announcement by HUD through issuance of a notice, sales of properties in areas designated by the President as federal disaster areas.The regulation, including its exemptions, is still in effect.Quick Links and ResourcesReview the Federal Register Notice (Docket No.

Realize the rules change for lending on someone's owner occupied property, but on a one-off deal like this, I'm sure your state will allow a personal loan for such a small amount without many stipulations.  

They have a house they are closing on... and they need some $... and fast...I am new in this lending space... and he said he is new in this type of situation as well.  

My end goal is to transition a portfolio of small-multis into medium-large apartment buildings, possibly taking aim at student housing since Seattle has a number of strong institutions of higher learning in the area.

Your best bet is a local institution that does lots of work with condos/HOAs since they'll be familiar with the process.