Also lender and banks should have confirmation during purchase as well as appraiser 

I’ve been in a similar situation where traditional hard money lenders limited deal flow, so I had to get creative.One strategy that worked well for me was leveraging 0% interest business credit lines for 12 months, which allowed me to fund multiple deals at once without relying solely on a lender’s timeline.

Lenders or investors who have short lock up periods but have years of experience feeding their business with new capital would give me more comfort but anyone who is just starting and is promising a rate of return or return of capital in a set period of time would be alarming because they very well could be reliant on fresh capital to make good on that promise and that usually ends poorly.

The key with any partnership is well defined entrance and exit rules. 

This works well here in GA.

We live well, have a nice house which I built from the ground up and saved 200k off the top. 

You can refinance into a FHA 203k or like @Jason Wray mentioned you could even use a Fannie May homestyle renovation loan as well!  

We have well over 100 Five Star Google reviews.

Rental arbitrage has worked really well for me in Berlin, generating solid profits with a high-margin model.

Also, you can get a HELOC on your primary residence and use the proceeds to purchase investment properties as well.