Lenders do include fix up funds within the loan. None of those funds are given to the borrower unless works been completed and inspected. So if there’s $20k in work the borrower may need to split up into 4 or 5 draws to make more manegable.
Sometimes contractors can be flexible and paid after completing. Home Depot and Lowes card are another source for start up capital.
Borrow from a relative, credit card advances, signature loans…etc
Someone with no real way to cover these may want to consider other investment opportunities like wholesaling, birdogging, or assignments.
Most HML programs allow for the financing of the purchase + rehab costs + closing costs (+ monthly payments in some cases) as long as the sum total of these costs don’t exceed the lender’s max. allowable ARV.