Do not expect to get bank and credit union favorable rates and terms, it will not happen with Hard Money loans.I wish you the best and if you have any questions or concerns just contact me.  

So I made more money during the crash & set me up to do syndications down the road & now buying mobile home parks & silver to prepare for next recession.

We are using a HELOC for the purchase and I am skulking around for decent 0% interest credit cards that still have rewards. 

I have strong personal credit but right now our cash is not adequate to use a large down payment to try and possibly offset lack of credit within an LLC or corporation.

Look at more than just the numbers guys, look at who's going to be renting your house & ask yourself if you are prepared to deal with the ups & the downs of that type of person.

It is better to do a deal than skip one just because the dollar amount for financing is high.Good luck in your search and know that if the numbers make sense, you have made the right choice.ya know I would have agreed with this pre 08  but these days most HML want good credit  and proof of cash reserves and cash down.. for inexperienced first time type buyers they may not even do one.. unless you have massive down and cash backing you up.. it gets very easy when your have a nice track record.. but most HML are not little down crappy credit no provable income.  

Your $10K down-payment also needs to be reflected in the Lease-Option Contract as being credited towards the $125K purchase price.

One guy has a great credit score, but recebtly lost his job after 12 years with his company.

Any private lenders out there that can do something like this?

I've read a number of threads with a lot of pros and cons to both but several threads mentioned they ended up with 5 yr term etc .. rather than a 30 year term.We have a great local credit union to work with that is easy to work with and has great rates.