@Ian Walsh  We had a conversation the other day and you told me on a sub 50k loan your minimum fee was 5k  same with me.. we not quite that high but I get it.. its the same thing in the lending industry when people want to borrow 30k and pay 2 points and think you should do this transaction for a whopping 600 dollars.. not knowing that when they do get a loan and they look at all the junk fee's lenders put in there it might only be 2 points but guaranteed its junked up to equal  3 to 5k to actually close the loan. .but the realtor should do all this work for 500.00 these transactions should simply be double ended or leave it to he wholesalers to work on.

You would need a downpayment, but I suspect your husband probably has a TSP account that you could borrow from.  

There's a reason these people can't get their act together and borrow from a bank.If you work with someone that knows what they are doing and structures it correctly, you can make some good money off this type of transaction but you still carry risk.

that would give you 18 months to fix one up and then sell or refinance. then use the proceeds to fix up the other twoalso consider borrowing from friends or family, and offer the property as collateral

Also asking too much won't help as the new buyer can't borrow more than the house will appraise at.

That said...my long-term goal is to make enough money on a monthly basis to replace my 9-to-5 W2 income I am open to any ideas that may be creative in getting this deal done whether be taking on a partner who has the down payment or maybe borrowing the money from a bank.

Many libraries now allow you to borrow many ebooks or eaudiobooks for free so you can even often read/listen to books for free .As far as the hard money interest rates , those sound like they actually might be points . 3.5 -4 Points would be on the high end today but possible some lenders are charging that much .Points is an amount you are borrowing on top of the interest rate .So if you borrowed $100,000 at 3 points that would mean $3000 in addition you’d have the interest which is often over 8% per year on hard money as others have mentioned .

Basically, it's borrowing money at one interest rate and lending it out for a higher interest rate.

I decided I will no longer borrow money and just pay cash unless they are construction loans.

Quote from @Eric Rich: If you borrow against the equity, that will be another monthly payment and reduces cashflow.