Investors can purchase SFRs with 20% down on the purchase price plus the rehab amount. This gives you a loan amount up to 95% of the after improved loan amount. Find a buyer that has the 5% down payment and qualifies with the lender...close the home with a one time assumable loan and get your funds released from escrow. No additional appraisal is needed. This is the FNMA "Home Style" loan and the old "escrow commitment procedure" works on it.