We decided we wouldn't get another chance to add a rental this good anytime soon so we decided to keep it.

OR would they say 'no' because these types of improvements aren't really necessary?

Secondly he has improved greatly the value of everywhere he has ever rented at his own expense because he likes to do fix it stuff in his downtime and this property needs some serious updating/fixing which he is capable of.

You are basically asking an established wholesaler to risk taking a chance on you.

That would give you a chance to work in the brokering business.

Is there any chance I could get a loan for the remaining costs?

MN seems to be pretty competitive right now- One has to jump on a deal immediately and their offer needs to be cash to have a chance on well priced properties!

Neighborhood is decent.I'm putting the cash ROI with 30% down at 5K in immediate improvements at about 20%.

That seems to be targeted to homeowners who can't get traditional mortgages, whereas hard money is targeted to investors for either fix-and-flip or fix-and-refi.However, if you try to use this like hard money and pay it off in a year, it will cost you 28-34%(includes their 20-25% markup in re-selling the property to you, plus the 8%-9% note rate), whereas you can probably get a comparable amount of hard money for half that (inclusive of points).And chances are good that a HML will loan more, including a good portion of the the necessary rehab, than this comany.For an investor, this makes no sense.

Has she made any improvements to it?