The reason being if you show them those reserves and the deal goes bad, they are gonna come after you for that $ and that will put you in a really bad position.

For example if one partner brings the 20% down payment and the other will do the labor for renovations then what would be a reasonable split be.

Reason being is that it allows you to invest in other products other than they offer, so that's why they don't promote these . 

Speaking of, one of the reasons why they're behind is because of debt coming due later this year.

But I am looking for a local CPA.I see no compelling reason for that. 10 years ago, most of the local clients of my firm liked to come to our Houston office.

Analyze the WHY behind your current investors reasoning for not partnering up with you.

I’m not sure you can reasonably expect that you are going to recoup 70%-100% of the heat/AC costs.

We thought about doing seller financing for the $172K but it will likely take 10+ years to pay the full amount at any sort of reasonable monthly payment.

There are numerous reasons why people want to be wealthy.

You can stack your personal 50%s up for separate ventures while still knocking out deals without your own capital2) Read Raising Private Capital by Matt Faircloth3) One LLC with the S Corp designation to pay yourself a reasonable salary from the flip profits.