I also want to avoid FHA or conventional rehab loans due to negative experiences I’ve heard.I’m considering two options and would appreciate input:1) Physician Mortgage LoanNo down payment or PMIRequires AC and flooring to be installed before closing ($44K)Would ask the seller to cover these costs and adjust the priceDrawback: flooring will likely need to be redone during renovation, creating inefficienciesPlan: fund the rest through personal loans and cash over 2–3 years2) Hard Money LoanFinance both purchase and renovations up frontComplete renovation in 6 months and enjoy the home fullyOption to buy AS-IS with no additional work needed before closingPlan: refinance after renovations to pay off the HMLLet me know your thoughts or if there's a better route I’m overlooking.

@Noelle Maine One of the big reasons buying a STR out of state is buying one in an are where you enjoy going.

Although I'm sure there are still FSBOs to be found on classified sites I don't feel like sifting through 1,000 agent ads to find 1 FSBO.As far as I can tell it looks like most of the sellers who would have been pure FSBOs back in the day are now using flat fee MLS listings but the way our public MLS sites are set up here in Ontario there's nothing in the listing like: "Contact Seller Directly" to indicate which are FSBOs and which aren't.Tell me if I'm crazy but the best idea I've come up with to find what I think are likely to be FSBOs is to sort listings by high days on market and look for ones listed with an out-of-town broker.

Pure BS. 

With no rehab required, this was a pure flip—fast and lean with high ROI.

Otherwise you get bumped over to a pure comm style loan.

You can offer upside in the profits from the deal on a pure % ownership basis, i.e. each investor owns 25% of the project, there is $100 of profit, everyone gets $25.

From a purely real estate business perspective, if someone talks to me about real estate in the vague word salad way she talks about it, it's clear to me that, that dog don't hunt. 

My first question to you is this going to be purely an investment or do you see yourself owning something that produces but also has some personal use aspect? 

This intention was pure deceit.