Situation is as follows-She is getting foreclosed on by HOA for $4000 past dues, Sherriff sale is Dec 3-She is half way through a Chapter 13 BK so the mortgage cannot be foreclosed on even thought she has not made a payment in a while, $85,000 for payoff.Second mortgage with a local credit union for $14,000She wants at least $2000 so she can get a new apartment and move.Grand total of $105,000.Did walk through and she thinks she would need to do a lot of fix up to sell and doesn't want to deal with it. 

Dunellen, Plainfield, Union, Cranford etc...Since you have 25k to put down I would def suggest "house hacking" which means actually moving into the multi family home and renting the other unit(s) to lower or eliminate your living expenses.

I just tried to refinance my BRRR that I bought in July and my credit union told me I had to wait 6 months (till January)Not a big deal but just letting people know that there may be a seasoning

I've  heard that community banks and/credit unions will often lend money; more so than larger banks.

Your best bet is to look for a portfolio lender ( basically a small bank or credit union) which will keep your loan on their books and not re-sell it.

I have never dealt with them although introducing myself to the Hagerstown commercial lending department has been on my to do list for too long.A quick Google search will reveal several credit unions and regional banks in the area.Both Hagerstown and Martinsburg generate strong opinions here on BP.

There are local lenders, credit unions, etc.

I have been pre-approved for $50K investment property mortgage through Navy Federal Credit Union requiring a 25% down payment, I have $10K in savings account, I have two business credit cards with a total value of $25K, a personal credit card with $27K, then there's Oakwell  Bridge who will only loan .67 of the ARV for any property I'm considering to flip with a 20% down payment. 

The one thing I would add is to walk into a few local credit unions and just say "Hello".

Fast and Easy to get, unlike banks and credit unions.2, Your credit score or credit history is not a major factor because the property is used as the collateral.  3.