Are you looking for a lender or agent? If it's an agent...and she may have some private money connections as well.

My suggestions would be to contact an agent in your particular area of Oregon, they may have a source.  A

I wish you all the best with this. I am confident someone in the AR community will have a helpful resource for you.

Hard money wants 40% down. Let's talk about what the hold up really is. Your phone posted has some problem?

Seems like there is more to this story than we know.

3.5% down seems pretty skinny for any hard money lender. Eventual repayment from a VA loan that they cannot get now seems questionable.

Have the buyers looked into FHA financing?

Caroline Gerardo lends in many states, not sure about Oregon but she is very well connected and if she can't help can refer you to someone who can.

Your Q puzzles me...why are they not going VA initially? I have never heard of anyone doing PM then six months later refi to VA (former mortgage broker here).

Edited to add: Do they have their COE from VA yet? If not, they need to obtain it before moving forward with this plan.

Try Max Boyco, 916-470-3198.  I worked in his office for a few years, have participated in investments with him and he has offered to help some of my clients with hard money loans in the past.  I know he does loans in multiple states, but you will have to ask about Oregon.  Good Luck!

I have a couple Hard Money Lenders here, I'm checking to see if they lend in Oregon, given they are SoCal based. Back 'atcha soon.

Hi, Deb.

    With respect, 96.5% LTV is not attractive to a lender.  And the risk of a future re-fi is shaky ("VA Loan 6 months from now"). 

    Someone out there will make that loan, but the interest rate is going to be very high.  Keep trying; I hope you find that lender.

Sounds like your buyers are light on the downpayment to get a hard money loan and the end value at refinance only equals the purchase price. If they don't have cash for any rehab, this sold s like they want the lender to take all the risk. Good luck.

VA mortgages help a lot of people but there are limits Deb. I expect you should get an Oregon financial advisor to help you sort through the hurdles you'll face. Seems easy enough although it is not a walk in the park.

What kind of interest and fees are they willing to pay for this hard money bridge loan?

I don't know a single hard money lender who wants that little down.