I'm not certain if the 203k consultant would require payment, or to have been involved from the beginning, like they would on a traditional 203k loan.Does anyone have any advice on where and from whom i need to get sign off on this document?  

Trying to go through a traditional bank with no track record is a giant hurdle that will limit your ability to get deals done.  

After that, you could refi with a traditional mortgage and move on.  

@Christian B PoweWelcome to the area. 

My post applies more to traditional rentals and not student housing.

So the way I see it my options are as followed:I can get creative using the equity from my house.I can try to raise money through private money lenders I can try to raise money through hard money lenders I can get the money through a traditional bank loan.Should I do whatever it takes to put a offer in with a few thousands dollars earnest money and figure out the finances during the due diligence period?

I have a Roth, traditional, and a self directed IRA that I hold precious metals in. 

Or do they sell it through traditional channels like the MLS or FSBO?

@Christian NachtriebHey, there!

You are obviously making a ton of money from traditional type work and that's great.