This is, related to one of my consistent pieces of advice that I always give my clients:"work with the smallest lender that can do your size of deal" --Ron RohdeSo for example, if you're buying a $20 million property, you're looking at a $15-18 million loan, you probably can't go with a credit union, that's gonna be above their single borrower limits, they may not have the deployment, and they're probably just not gonna be as experienced, but you can go with a small regional bank, and so that's the lesson here, but don't jump to Wells Fargo or Chase if you don't have to.

That means either they cannot do conventional and FHA loans and are lying for some reason or they can do them and are licensed but are not showing it anywhere in an attempt to deceive the borrower so they cannot file complaints or read consumer complaints against them.Either way, very shady.

The Texas real estate contract is changing the verbiage for what is considered a 'cash' offer, eliminating borrowing of any kind (hard money lenders, private money, etc.).

@Jack Miller While it's true that the underwriting for commercial loans is more focused on the asset than the individual or the borrower, it doesn't mean that it's solely focused on the asset. 

We purchased the property in summer of 2017 and had to borrow some of the money in the first place just to complete the initial transaction. 

Until borrowers can obtain financing close to the mid 2000s apartments will be the way to go for most people.

I had a few $K and borrowed the rest of the DP from my brother and sister.I sold it on a wraparound mortgage for low 70's after reading Wade Cook's book Real Estate Money Machine.

Still, seller financing is usually faster and easier to get than a government-backed mortgage—if the seller is willing and able to provide it.And, while most owner financing requires some form of background or credit check, it can help otherwise unqualified borrowers achieve homeownership.

My first draft of a plan is to borrow in the neighborhood of $150K from an investor, put 5% down and live it in myself, and build a backyard ADU while putting sweat equity into the main house through tiling, replacing/refinishing cabinets, installing new flooring, etc.

You also can borrow from your 401k.