Hi,I really doubt there is a Hard-money product out there that will lend you 100% with no "skin in the game."  

@Jeff Trevarthen We looked at it an a couple of others, but in the end wrote out own (helps that we are originally software geeks) as we needed a tool capable of analyzing deals in Canada.Another product which may work for you is InvestorApt multifamily analysis (www.LincolnSteele.com).  

I don't hold condos.As a fix and flip, not enough meat...Hope this helps. 

The son's attorney should be able to provided the best guidance, rather than some random guy, like me, behind a key board.Okay, well the random guy that posted above me, at the same time, may have better ideas than the attorney.

Not saying folks must have an MBA, have banking experience, sales in financial products, or loan compliance knowledge to buy or sell a note and a vision, but it helps.    

I’ve also launched half-a-dozen digital products and tech startups, including one social network.Digital projects are fun but I also enjoy brick and mortar projects too!

Of the larger banks, Wells Fargo and BB&T have loan products starting at $ 250 k for small apartments.

They will still leave  a little meat on the bone to sweeten the pot for the holding investor.Lot's of money now chasing what little value add is left for multifamily.

Plenty of ARM products but only a 15 year fixed.

You deal with a product, clients, budgets, accounts payables, accounts receivable, taxes, etc.