everywhere I look online it says 20% down for investment homes but we are being told by all lenders it's 25%.It's a duplex in Washington state. 

So, a client of mine bought a property with a conventional mortgage and Deeded the property into an irrevocable trust Now, after a number of years the lender caught on and is calling the loan.

I am currently looking for a hard money lender within the Orlando/Tampa area.

My main reason for looking into hard money lenders was because i was thinking about getting into brrrr deals to build up my properties faster just not sure if it was to high risk to start off with as i don't have all that much equity and funding as of now in case something in the project didn't go as planned.

It's just a matter of finding the right lender for your situation.

If it was a 5% conventional (which my lender does) then you would count the down payment as the investment and the cash flow as the return. 

Is he willing to seller finance the land and subordinate to other lenders?

https://www.biggerpockets.com/forums/12-starting-o...To reiterate what I wrote there:- "As long as you've accumulated sufficient equity, and your DTI ratio is fine with your Lender, using HELOCs as deposits (and starting new mortgages for the rest) is probably the best/easiest way to keep buying real estate - using NONE of your own money!

Off the bat, I'm doing this to make our entire family better off, not just myself.My sister bought a foreclosure for $230k-ish, my mom was her lender.

A POF letter is only as good as the lender.