I find that I have to spend time and effort formatting and massage my data for a successful import.

At the end of the day, as long as you show up that the closing table on time, and the seller gets their money, they don't care where it comes from.But to answer your question, a hard money LOAN is a loan, not cash.

It definetly takes many financing options off the table.

At the same time, the two of yous would probably need to bring cash to the table to buy out your other siblings. 

The good news is that you mentioned staying longer term. if this is 10+ years or more buying should still be on the table.

See if you can source any info about their housing stipend so you don't overprice, but aren't leaving money on the table either. 

First find a loan officer that will allow you to use one in your current financial position and ask them what your co-borrower needs to bring to the table so you can qualify, then you’ll need to find someone who trusts you and that you trust to co-borrow on the loan with you.

But I think he’s probably been hearing about how hot RE is now, and knows he’s leaving money on the table.

Basically I have a builder who is looking at land to build on and is giving us the opportunity to bring an investor to the table.

A coffee/tea tray in the kitchen nook with cups and pretty napkins will warm the space, as well as setting a dining table.