The idea is to pay cash for the repairs, but try to finance most of the deal with hard money.

No you cannot get FHA,VA or Conventional financing as this is not an arms length transaction as you are effectively buying from yourself

I talked to one broker and 1 bank so far and they both feel there is going to be a problem finding comps to give me the financing for it. 

Commercial loan is a good option, you could also see if any HML have a long term financing route, some offer such loans.

I will be financing using a FHA loan and I am searching for a agent with experience in purchasing foreclosures.

So my strategy would be to get a 70%LTV loan and mortgage from a bank and find maybe 1-3 debt investors to finance the rest.

The finance numbers are based on a 6 month loan from a HML at 12.25% with 3.99% origination fees.

Purchase price: $105,000 Cash invested: $1,000 1st ever home purchase (condo) and I have owner occupied financing that I obtained prior to rate hikes.

Then refinance this property for $55,000 when I can for the next one.So how should I look at this get he lessee into bank finance or do a note for 20 yearsSo I have figure out I need two contracts one for the lease and one for purchase. 

These are the only 2 I've read cover to cover:Long-Distance Real Estate Investing by David Greene (Loved It)ABC's of Real Estate investing by Ken McElroy (Interesting read right after the above because he has a different view)And I'm in the middle of a few others:The Book on Rental Property Investing by Brandon TurnerThe Complete Guide to Real Estate Finance for Investment Properties by Steve BergesMulti-Family Millions by David LindahlThe Millionaire Real Estate Investor by Gary Keller