Issue is, I don't have the 25% or 20% payment to swing to get a commercial lender to take this on.  

I would be more than willing to buy someone lunch, coffee or a round of golf to pick their brain.Thanks, guys!

Not only that but there's a hundred other guys trying to do the same thing.Rehabbing it yourself is expensive in that it eats up your time, you'll still have to hire a helper who may or may not flake out on you or steal all your tools and unless you have a lot of experience it's gonna look amateur.You may not be able to foresee problems that an experienced GC would spot a mile away.I'm no stranger to swinging a hammer, trust me, but on this property I just acquired I have a GC handling the whole thing.

The ARV I have is a conservative estimate and I want to hold it for long term so I am not that concerned about the short term swings.

Last thing you want is someone swinging some hammers in there.

(available through several banks in my area, both mainstream and investor). . . if I could swing it myself, I'd fund it myself if I could get it at 75% of appraised value or less because I'd be "in" for $0!

Seems stupid to have the bank deny it like that, but . . .  ...But the PATRIOT Act doesn't have exceptions, 9/11 happened and the pendulum didn't stop swinging after the 2008 Great Recession... it kept swinging the other direction, as pendulums do.

I had a conversation with the tenants and they said they would not be able to swing a $200 rental increase and would have to look elsewhere. 

. - but not sure how i could swing it w 50k cash, esp as even Greenville is now everything over 400k. 3) other markets like Newark.

Be careful though, because that also means swings the other direction.