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There are portfolio programs Via Caliber, oaktree etc. 20% down 3-6 mo reserve 580+ fico. I lend to those in WA state. Rates a little on the high side but its better than hard money
Your best bet will be seller financing, I have worked with some soft money lenders with decent rates but I dont have anyone right now that can/wants to do it.
I have had some luck with some independent mortgage brokers that have connections with hard money lenders. Though the borrowers will be paying a big price for such loans.
In my neck of the woods it is hard money lenders or owner financing.