You can burrow with hard money or find a private lender if you have enough of a down payment.

You can also seek out private lending to cover the 15% down.

Hello Baha Maleki I grew up in La Jolla, and live in Carlsbad, I am a Consultant and Investor former private equity analyst, so let me know if you need anything and welcome to BP

You might be better off finding a private lender rather than a typical hard money lender.  

I am going to purchase for $180k and do a wrap with the existing seller and his HML, construction bid is just over $150k and I have private money for this.

You could start with private lending, possibly with your Ira, but private lending is another skill set you will have to learn.

I do not have enough capital myself nor am I comfortable enough with the construction process/managing the project to go on my own using private money...

Matt, I am a direct private lender and work quite a bit with a number of short sale specialists/wholesalers.

If it is truly a great deal, I would think there would be a private money source out there. 

I am just starting my investments around yakima,WA and am wondering if anyone has had luck financing properties in yakima with private money for the 20-25% down payment and the bank financing the last 75-80%?