Using Hard Money 10% down 100% rehab loan to finance the deal.

We have also decided that family always comes first, money is just money and if something happens to our partnership or management style we will sell the building.

I would advise to use a short term hard money loan, acquire it quickly, rehab it, and refinance into a long term DSCR loan. 

You can however use a hard money loan!

It depends on the hard money lender.

some ideas:- yes you could put more money down upfront, even though it's not ideal.- Look for off-market deals that are much cheaper,  using hard money and then refinancing with a rental loan.- Find properties where the owner will finance most of it, so you only need a smaller loan with the higher interest for the down payment.- Take over a property where you can continue the seller’s lower interest payments.- Another thought to give why would you want to do a rental at all, I mean those terms are horrible. why not buy something else with a better return on invest?

Also what else can you do with that money that will add value. 

We're here to help if you ever need hard money lending!

Tomorrow is my last day before I lose my earnest money and the owners haven’t provided proof of month to month leases.

Just sent her back her money with an email saying her lease is cancelled due to an obvious impending lease violation she revealed in her communication.