So for example you intend to add an entrance or door to divide up the configuration that's a no way... 

Buying with 3.5% down and rates near 3% is a no brainer for me.

However, the only way to know if a no guarantor hard money loan option exist would be to call many hard money lenders and I ask.

has anyone used a no Doc HELOC ?

@Matthew Paul As an owner, that would make me suspicious and be a no-go.

Prior to 2022 this was a no brainer for about 15 years.

Definitely not a no go. 

· Rate/Term or Cash Out with Properties listed 1 day off MLS (OO, SH, and NOO) · No 90 day seller seasoning required on Conventional Purchases · Minimum fico for Conv/FHA is 620 · No 2 YR Landlord History Required on NOO Purchase · No Max DTI on FHA loans with a DU approval · No score and/or credit history needed for occupying co-applicants w/ FHA findings Also, if anyone needs or wants to see the exact FHA flip verbiage I can send it to you or you can go to www.hud.gov

@Nikko Tountas Read the BP books on how to structure these deals as a no money deal is harder for all parties involved to both get their money out and make enough money for it to be worth it.But basically you need to get a property at such a low value that the forced appreciation makes money for all. 

I was contemplating a no prepayment penalty after 10 years, atleast hes made money off it.