That leaves me $750 for my loan and cashflow and thats with a good size downpayment.

Here is an interesting read:Billion Dollar Fund Manager Comes Out of Retirement To Bet Against Canadian Real Estatehttps://betterdwelling.com/city/toronto/marc-cohod...

I'm a smaller size brokerage in the Seattle Area.

When starting out as a first time rehabber being denied a traditional loan but having a good sized down payment what would you do?

Keep the house and the driveway on the northern 1/2, then you've got a decent sized lot you could sell on the southern 1/2.  

It looks like OPM (other people's money) will be your best bet.

Best bet in any market where you are looking to invest is to find an investor friendly real estate agent that operates in that area that can be your eyes, ears, and boots on the ground for you.

Apparently there is only a limited amount of federal funds for something that size and there are several people going after the same money. 

The county we file in specifies how the lien release should look (margin size usually).

We also use only large flat sheets and tuck the bottom sheet (that therefore can fit any size bed) so instead of full fitted/full flat/queen fitted/queen flat/king fitted/king flat we just have one sheet to deal with.