Not all but a vast majority based on my doing deals in PA NJ WV OH SC etc etc. 

As I start to look at what sub-contractors I want to use I wanted to see if anyone has a good base template for sub contractors to sign?

All Texas based. 

Personally I think there are good loans out there but people look for the "perfect" loan that fits their buy box and meets a desired return - which the return is going to be based on risk.So for many you cannot have your cake and eat it too. thoughts?

I was told initially that commercial deals(5 plus units) were based more off income property is producing than personal credit/finances but that's not entirely true.

A business partner approached me about it, and I negotiated the deal based on CAP rate.

Can you deny someone's application based on this despite it being a medical marijuana card & not technically breaking the rules of smoking indoors?

It's adjustable based on size, erring on the side of generosity.

The out of the box strategies and set ups sold will never replace customized AP/Tax strategies based on individualized circumstances. 

We have made money buying properety based on cash flow (lower priced) rented out for a period, then selling to an owner occupant.