we had a bk 11-15-12 my father passed and I am executor of his house trust and I need at least 25,000. to bring it up to sell.

I don't understand, what is the money for - repairs? You will likely not be able to borrow as executor until the property has not been through probate. No suggestions from me... good luck

You would have to wait until at least 11-15-2014 to qualify for FHA financing. You might find some hard money for short term depending on the loan to value.

This is a situation that doesn't fit the "traditional" lending market. The fact that you are < 2years from BK and the fact you are going to sell the home confirm. Best options for you are: 1) Loan from local bank/credit union as they lend to their own portfolio guidelines. 2) Hard money. There are lenders that will do loans without significant consideration of credit history if the Loan to Value meet their criteria. Please message me if you need some recommendations in that regard. Good luck.Jim jimcasson@jcmtg.com

The bankruptcy is obviously an issue... But talk to a few small local banks and credit unions. The amount you are looking for is small, and if there is enough equity, you MAY be able to get a loan. On the other hand, putting that much in... What could you get back out? Is it worth bothering?

A trust cannot borrow for a mortgage since it has to be a natural person, who has regular income and sufficient credit.. you cannot borrow since you have not met the minimum mandatory waiting period to finance, and you don't own the home, the trust does.. you might be able to convince an investor to lend you the necessary funds to get it ready for sale, but you need to calculate how much you project to gain by having the improvements done.. it's possible that you might not get all the money you put into it back when selling it.. selling it wholesale might be the best way to go.. you should contact a local real estate agent and get their professional view of what you can expect if you sell your home improved vs. un improved.. I'm a Broker here in Scottsdale AZ and I only lend in Arizona. If you or someone you know is looking for financing options, feel free to contact me or pass along my information. William J. Acres, Lender411's number ONE lender in Arizona. 480-287-5714 WilliamAcres.com