Hard money??? Help!!!!

Can anyone tell me if there’s any private/HML’s out there these days that fund a deal 100%??? It seems that most of the lenders i’ve met recently want a little bit of your hide on the table to be able to do any deals.
For example:

ARV-$500,000
Purchase Price-$280,000
Rehab costs-$20,000
Holding costs (up to 2 years)-$25,000
Closing costs/points (estimate)-$20,000

Total loan amount-$345,000-$350,000 (70% LTV)

This is hypothetical situation. The real question is, Will someone finance holding costs/ closing costs for a great deal??? Although 70% LTV isn’t considered a "great deal in most lender’s eyes in this market, we can negotiate the sale using those figures and hopefully get it down to 60 or 65%. The investor in question is a seasoned builder in the area and is looking to start buying REO’s from the banks. Most of the deals are 50%-65% LTV after repairs. The builder wants to hold the properties for 1-2 years and sell them off possibly through lease option program or other avenues.

Is there anyone that can tell me where to find the right lender???

What’s your roll in these scenarios?

Your estimate for 2 years of holding costs seems too low; looks more like 6 months. Example considering interest @ 15%.
$350k X 15% = annual interest of $52,500.

The deal sounds pretty solid but I’d need more information to determine which lenders would be best to fund the deals.

I am the realtor helping him negotiate the deals. We frequently have local realtors contacting my company to make offers on their properties and they know what my criteria is for my clients so it must be a great deal for us to consider them.

The investor is looking to lease the property to recoup a portion of the holding costs…