Looking for the golden goose of lenders

[Justin Pumpr]

Hey all,

I'm at the point where I'm missing out on deals because my funds are tied up. I think I can find someone to come in on a second position to front the down payment, but I'm also having issues with recouping my costs because of lengthy seasoning periods. What I'd LOVE to find (if it even exists) is a lender that can:

- fund 90% of purchase + 100% of rehab

- defer payments until the project is complete

- refi 100% of rehab loan (100% of purchase price + 100% of rehab) including deferred payments into a fixed 30 year loan without any seasoning (or with at max a 3 month seasoning period). I'm fine if there is an 80% of ARV limit on this as long as I get all my initial investment (including the down payment) back

The main reason I want to defer payments is the HML costs a significant amount each month and that's eating into my ability to build up my reserves (if I'm rehabbing 4 or 5 properties that can be $10k per month in loan fees).

Does what I'm looking for exist anywhere?