@Nina Haman  stop wasting time trying to find a lender that is never going ot lend to you in your current circumstances. spend your time finding a money partner that will appreciate and finance the deals you bring to them.. ( as long as they are profitable.) give them the lions share build up your experience bucket make some money and in a few years you can get your own loans and do your own deals.It simply is not possible in today's envirnonment of HML ( unless HML is dumb as a rock) to find HML with no money down bad credit... just won't happen.. so change your tac and go after money partner first

Hard/Private money can be tough since Dodd Frank and I have found most lenders in this category are not lending on Owner Occupied under any circumstances, Non-Owner Occupied only.

Don't know what the laws are where you are, but in Washington, you can only retain a deposit in specific circumstances.

I get to choose to be happy every second of every day no matter what the circumstances are.

It's a real estate combo with a business loan that's works out for an apr of 6-8% depending on your circumstances.

Hey BP,Some friends of mine recently ran their circumstance by me and asked what they should do.

You gotta find properties that are vacant, neglected, or their owners are in some sort of distress(BK, pre-foreclosure, back taxes, divorce, etc). 

And intent can change given circumstances and time.

From what you have said it seems like the property has been neglected for awhile.

In my current circumstance, I literally thought this was a pile of $hi+.