The truth is that you have to prove that you can make money before anyone will lend it to you, kind of a catch 22.I would look into hard money, Autumnwood in Columbus works mostly on LTV to as long as you get the property at a steep enough discount they will loan 100% of the money, but you have to show at least 30% reserves in the bank.Basically, as a newbie, it would be very difficult to get a flip funded without any money.  

I have found that when I am just staring out on something, it is healthy to challenge my assumptions and "discount" mysleef a bit to err on the safe side. 

When buying and then selling tax deed properties in Texas, is it possible to "wholesale" the property shortly after purchase, if you find a buyer willing to purchase (at deep discount, all cash deal) and handle the suit to quite title or redemption period.For example, buying the property at %20 market value and selling to whole seller at %60 market value, to ensure quick sale and the new buyer's risk/reward ratio is high.

Ask about their realtor discount.

Another benefit is the larger loans tend to have a discount in rate.For example a loan of 3 million might have a fixed rate of 4.6% with a 30 year amortization due in 10 years.

The biggest concern will be that you will need to buy at a large enough of a discount in order to be able to refinance.  

However; there are those that swear by it in some markets where there's still opportunity for highly discounted properties. 

We put about $7,000 of our own money into redoing the transitions, repainting, touching up the tile work, casing the windows, trim work and closing up one wall and adding a built in bookcase to improve the flow of the house, along with completing the walkway from the driveway to the front door, so potential buyers didn’t have to walk through the wet grass to get to the front door.After doing all this, and re-listing the property at a 10% discount, we received 3 offers in less than a week, one of them cash.

i'm not saying that you should not be proud of where you are from, I'm from Ireland and French-Canadian, i'm very proud of my heritage, but please do not discount the distrust that Americans have for the Nigerian scams

Be aware of the acceleration clause in her mortgage.Offer to lease the property with an option to buy, give her an option payment or monthly option payments that apply to the balance (this represent a no interest loan)Buy it at a great discount and offer her a percentage of the net profits when the property is sold (after you force the appreciation) at an agreed time of 3-5 years.