Most of these scenarios ended with a workout that included pretty ugly terms.

I've received positive feedback from many on those RE posts, including receiving a couple emails and PMs about interest in investing with me.  

Refinancing a loan that was initially used for business purposes (purchase/rehab) seems to fit the bill, including private unsecured loans and credit cards.

@William W. put everything you own in an LLC or trust :) including your personal residence.

therefore the purchase price at the Tax sale already includes the required payment to Revenue. 

If you are really cash flowing $850 per month (including maintenance and CapEx) then you are making a 3.7% return on equity annually.

He would put down 44k that is what he has to put down total including all closing costs.

I noticed that we also have to choose what our down payment percentage is (which I put in 5%), so I wasn't sure if the way I'm doing it is including the 5% down payment in both sectionsThanks for any and all advice!

Our LTV is less than 50% ( yes no risk at all for the bank, and we have top credit score.We already paid the appraisal, environment fee, wasted countless hours etc...The texts in LOI: Financial covenants:-- Min DCR based on actual rents for the first trust deed of 1.25:1.00 based on a 25 year amortization by the end of 2018.And in the loan doc---Property is to maintain a 1.25:1.00 Debt Service Coverage Ratio, tested annually.We would not have paid the fee and sign the LOI, had he included the phrase tested annually.Please understand that the loan  will be for 10 years long, and we are very confident that we will always have fund for the monthly mortgage payment.

you just lost -everything including your down payment  .