This helped my Debt to income a ton and I was able to close on the deal.

Congratulations on closing the deal.  

If so you need to fall into the guidelines (for the investor whos funding it) regarding non arms length transactions.The most common scenarios they typically prohibit are:- Gifts of Equity- Bailouts- Leaseback OptionsAt the end of the day it needs to be a legitimate transaction, with legitimate funds coming into close.

I was going to put down 5% (about $40,000) at closing.

Or the developer can close on the land at risk but they have a lot of capital when that's the case.  

These are all STR communities that have similar amenities, close to Disney and have various sized homes that do well in the STR space. 

If your paying cash to buy and rehab then refinancing I get that.. but your still paying for two closing costs.

Double close: You do actually purchase a property and then sell it the same day to another buyer.

I was looking to put 80k cash into then refi afterwards and possibly getting 130k. 130k on mortgage would be close to $800 only leaving $200 in cash flow each month. 

They will match effort for effort jumping on seller calls and helping you close deals, walk you through contracts, make connections to attorneys, etc.