An open consultation about funding, I'd love to hear what you would do. A little about the deal: There ...

An open consultation about funding, I'd love to hear what you would do.

A little about the deal:
We have a property on contract with a highly motivated seller who needs fast closing (another 9 days from now), dealt a bomb, but really.
Numbers:
Buy 51
15 Renovation
125 ARV

We wanted to make Holsale on it, but it was very problematic to get investors to see the property (because of someone who lived there that was problematic)
Such deals are not given up so quickly, so we are forced to close.
Option A: Holtail - clean, take out garbage and put in the market at 100
Option B: Renovation - put 15 on updating things, very simple, an order of magnitude of two weeks and then put on the market at 130 thousand.
Option A This process is probably faster
Option B will take 3-4 months until you see money back.
Now regarding the issue of financing, we have a hard money option (which is enough to close within 9 days - we have already worked with it), but commissioning loan documents + points is a very significant cost (on the order of 5)

What would you do in terms of other financing (investor)? What would you offer the investor? I'd love to hear ideas.
In the worst case, we'll stay with the hard man, just looking for a lower cost of money

Thanks in advance

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• following
• Hi Light. Excellent question and thank you for sharing. This is the place for brainstorming friends to help light get out of trouble! Let's help giants!
• Gap financing to close the deal
  Then raise money.
• Where is the deal?
• Bring in a partner who understands real estate in the US, he will bring the money to the deal and his reward will be a certain percentage of profitability from the flip. Of course you will have to provide him with some security for his money, which will probably be reflected in the property.
• in which city ?
  If in Jacksonville -
  I check and within minutes 3 makes a decision
• What's wrong with Hard Money… You get a little expensive but also cheap that allows you to make a serious profit
• Moti Katz
  We leave the discussion here in the enrichment group
• got much, got nothing
  Hard money allows you to close quickly and you have enough margin to sell quickly even a little bit below the market price
  Do not have to be "pigs" - let others make money too (hard money, renovator, realtor, etc.)
  It will also help you in future deals and this is a simple karma law
  Successfully
• Offer your friends here, maybe someone is liquid and willing to lend you for proper security and a reasonable percentage
• Intuitively it sounds preferable to arrange a sale as a wholesaler and take 100K fast on the open market with the financing option expensive (specify closing loan costs), time to sale (current expenses while holding, insurance, taxes, empty house risk, worth money) and all 25% capital gains tax and sale, in addition to clearing at least another 6% for brokerage that may be prevented by Kühlsler, may be unexpectedly discovered during the renovation another 5 / 10 spending, and the bank's rigorous testing before financing the approved couple to purchase a home To lower another price, and to marginal profit margins between the alternatives.
  But you have to put everything on Axel and see scenarios if the difference is 10 / 15K that's the range of error and therefore not worth the risk in my opinion.
  Also make sure that the 130K really rally in the 15K renovation standard (I think the renovation pricing is a bit low)
  good luck!
• Watching to learn from you a champion