I started with a few residential mortgage loans then wouldn’t qualify anymore so had to do the last few through a commercial lender in the same bank.

It took 3 visits to the landlord board, but the judge finally gave an eviction order.

While your proposal may work with non-qualified funds it will not work with qualified funds.

I get all the perspective and thanks for sharing; so I can assume that the guarantor requirement is going to stay regardless and there is no avoiding that until we have some "skin" in the game....?

@Aundre Oldacre - you may be able to find a bridge type lender that will allow a bit of cross collateralization but make no mistake, you will have to put some cash skin in the game. 

Or close on the place, do a few most important things and then hopefully resell for just enough to come out with my skin on? 

@Chukwudi Motanya if you have the ability to go fannie/freddie for your investments, you'll definitely get better interest rates and less (or sometimes no) fees. fannie/freddie cap out at 10 financed properties, though, and they will qualify you based on income and ability to repay. still, this is the best option for your first 10 if you have the income on-paper, but yes, you would be paying on 10 different mortgages one at a time. 

I'm just curious what various lenders would be looking for in compensation and structure of this deal:Purchase Price: $25,000Rehab/Holding/selling costs: $30,000ARV/Sale Price:  $85,00090 days for purchase/rehab/sale**My questions below are coming from the scope of my view that a HML being a formal institution/group with a bunch of standard terms, processes, etc... and a Private Lender being someone with money, willing to loan it short term, without all kind of formalities(if that makes any sense)So in a HML world, 65% of ARV would be right at $55,000... does anyone does this deal without requiring rehabber to have skin in the game? 

You normally have to be pre-qualified in order to get the POF, but you don't need to have a deal in hand to do that.

They are really good about pre-qualifying a buyer upfront.