For the $35K rehab, here are a couple specific options you might want to explore: Private Lenders: These are individuals or small firms who lend based on the deal — not your credit.

With your deep background in commercial real estate across both public and private sectors, you’re in a strong position to identify opportunities most newer investors would miss — especially during uncertain market conditions.Your hands-on experience will also give you an edge in analyzing properties, navigating financing, and building relationships.

Quote from @Rodney Davis: They presented themselves as private lenders.

Banks vs private lenders? 

Quote from @Zach Berry: Havan - it sounds like you're looking into conventional financing, as opposed to private or hard money.

I lucked out and was able to buy a house below market value from a family friend who was adamant about selling her home to an individual and not a private equity fund, or someone who intended to rent or flip it.

@James McGovern Hire a private eye.

Lester, private lender here.

Leverage is an important component; learn how to play the credit game and build your FICO score, on top of that, it does not hurt to have access to credit lines.Second, I would seek private money from friends or family.

Private lenders will be more apt to do those deals than more conventional sources.