I'd rather put less down but I want to be able to maximize this opportunity without making Uncle Sam raise an eyebrow.

I’m funding my first private loan this Monday.

Then apply the first funds to the repairs and give notice to quit or pay if they do not pay in full.

For the first year, save all "cash flow" in a dedicated account and ensure you keep it there for your emergency fund.

How much are you trying to raise your credit score? 

I have fund hundreds if not thousands of deals that have been brought by OREO brokers  or brokers who choose to work distressed assets.. 

Have you considered doing a 203k so that the repair funds are wrapped into the loan? 

., they will get a pay off from your lender and disburse funds to them from the sales proceeds....you never see or receive that money.

There are some limitations compared to 'borrowing' from a SOLO401K, but it does let you put 100% (or close) of your funds to work. 

The plan currently is to fund this flip (price at foreclosure sale + reno) by private money at a 10% interest rate with no payments until closing, after the flip.I looked through all the contracts available here on BP and none of them seemed like the right fit.