I have an off-market deal on the line for a purchase price of $70k. Rehab budget of $60k. ARV is $220k.

While it all seems so simple I’m having trouble getting funding due to lack of experience due to my last flip being 4 years ago. I’ve looked at hard money loans to cover home purchase + rehab but they want 20% down plus closing cost $8k which is grand total needing $34k at closing. Along with proof of funds $36k which I imagine will need to be proved on top of the cash to close. I only have $20k of available liquid funds. Ive also explored the idea of seller financing which the sellers are okay with however that still leaves me short the $60k rehab the home needs.

Do I do the seller financing to get the home in my name then look to get a personal loan to cover the rehab? I’ve explored bringing in a partner but have been shot down multiple times regardless of the profit split. What would be the best way about moving forward with this? I don’t want to wholesale or take an assignment fee because the home is a relatives. I also am ready to start building my portfolio and would like the experience of doing this. I own a new construction company (2 years) and wife is a licensed realtor so we have tools to successfully do the flip and the numbers are solid. Just having trouble getting funded. Need ideas.