For personal LOC options, I have two with credit unions: (1) Interior Federal Credit Union - $25,000, (2) Pennsylvania State Employees Credit Union ("PSECU") - $20,000. 

I am also a big fan of speaking directly to local banks and credit unions.

10% investor loan through a local credit union.

Thank you, Taylor - I could see that being the case as the property in question appears distressed.However, what is the advantage of a seller placing a "cash or hard money only" restriction on a buyer - if my bank or credit union is willing to give me the loan, why would the seller be concerned?

Your best bet will likely be a local credit union, or small bank, who understands your market better than national outfits ever could.

You agree to sell it and guarantee him his equity or agree to share a percentage of the net equity.Assign/RentsAssign a certain portion or all of the rents to the seller in exchange for their equity.Repair PartnershipAgree to repair other properties seller owns in exchange for the down-payment.Credit UnionBorrow as much as you can from your credit union to buy high return real estate, to low at hard-money interest rates or buy discounted mortgage and use the mortgage as down-payments at face amount.

I would also reach out to any credit unions in your area as well. 

You should be able to cash out on 1 or more of them from a local bank or credit union.

I have a real estate Mentorship group specifically for the African American community.

Local credit unions will do 20% down.