The answer is it depends...There are score driven hard money rehab programs that allow investors with mid FICOs as low as 550 to potentially qualify for a 65 ARV loan---there are programs that are purely equity driven and don't consider credit score/history in their decision factor...There are very few rehab loans that advance rehab funds in before the actual work as done (there is a program that will advance up to 10% at closing, but you need mid to high 600 score to qualify)---as you duly noted, most operate on the reimbursement model.

But i wish i could invest in the program we do, its really easy and the returns are amazing.

That's an owner occupied program.

Still I wanted to add one more thing check out this link: I was watching a program about Free Masons on Nat Geo & they where talking about symbolism & how masionic symbols are everywhere, so I thought I wonder what these images symbolize (google symbolism arrows & axe) on either side of the podium in congress.

If you have a program that can do a higher LTV than that I would be very interesting in speaking with you.

However, I can't tell you how many e-mails I get a day or how often I’m pitched a program that’s going to show me the way (for a fee.)

I don't know of any 10% down noo programs.

Dec. 2 (Bloomberg) -- Homebuyers seeking to take advantage of a government mortgage-guarantee program will have to put up more cash in some situations as officials look for ways to shore up finances at the Federal Housing Administration. “Down payment is one of the elements we’re looking at,†Housing and Urban Development Secretary Shaun Donovan told reporters today after a congressional hearing in Washington. “A second is the upcoming mortgage insurance premium and then other cash that needs to be brought to the table.†The FHA is also considering cutting the amount of home seller concessions a buyer can receive by half to 3 percent of the purchase price to combat inflated appraised values, Donovan told the House Financial Services Committee.

The homeowners had been granted approval to participate in the HUD pre-foreclosure program back in NOv 2009.

My tenants are generally good folks, but none of them are going to be accused of being MBA level money managers.