100% financing usually means using cross-collateral, a partner, or a lender that funds purchase + rehab up to about 75% ARV.

The successful note businesses learn how to WORK a note; identify unrecognized value; deal with near bankrupt borrowers, foreclosure, default, attorneys, services, governmental regulations, collateral deficiencies, capital demands, and negative “surprises”.  

I’m exploring optionsbif any for a personal or secured loan using my property as collateral and would love advice or referrals.Property Details:Free & clear residential lot in Durham, NC (Pinery subdivision)Includes a large shop (22×54) and a studio apartment attachedCurrent rental income: ~$2,100/month from the studioI also live on the propertyDeed in my name, inherited propertyTax value: ~$134,000My Situation:Credit: Below average, working on rebuildingIncome: No W-2 income; I can provide bank statements and rental income proofLoan Amount: Ideally $5k–$25k (flexible depending on terms)Purpose: Personal use and investment flexibilityDocuments Available: Deed, Forestar interest in purchase papers, and other relevant property documentation.Thanks

Assuming the collateral is solid and you are solid in terms of creditworthiness, your objective is to make it as easy as possible for lenders underwriting department to recognize you are a low risk application.

Sounds like in your situation a cash out refinance would be the better option since it is less risk and you can get a lower payment/rate verus a heloc.There is a lot of issues than can arise with a Heloc which is the same as a credit card verus liquid reserves tax free cash in hand that can be used as an asset for PITI reserves or collateral in general for compensating factors in underwriting or rate/term qualifications.I enjoy helping other BP members save more time and money I say it a lot here on the BP forum but its super helpful to avoid mistkes and lost deals as well.  

On the flip side, we’re also seeing creative terms like IO periods, 40-year IO, and even cross-collateral setups that give investors more room to grow.At the end of the day, if the property cash flows, DSCR is still one of the best tools out there for building momentum in 2025.Tracy 

I could possibly loan her some money but only with using her home as collateral. 

To add to that he did not have the normal 15% down and no other collateral to offer as a junior lien or cross collateral.I do not generally encourage "Subject to" deal as I am the Bank not the arbiter if that makes sense.

When confronted with this, the OP chose to provide a convoluted reason as to why this risk was somehow less risky than providing specific collateral.  

For investors newer to CRE or notes, I’d say the key is making sure you’ve got strong underwriting and legal guidance on collateral assignments, since the mechanics can get complex fast.