The second layer of issues is when the promoter offers to step back in to help with loss mitigation then there is a reliance on the promoter from the investor.  

I've just had a very similar experience to @Jesse Waters, a small community bank, Reliance Bank in State College, PA didn't really want my business (not in a nasty way, just not asking for my business) until I had 3 years experience.  

As @Blair Poelman mentioned, you'd need some luck to make it work out.Personally, the town's population number + reliance on a few companies are enough for me to run away quickly.

That issue directly led to our current reliance on IRAs today, which doesn't really solve the issue at all, just causes us to expect less.

Also, they both advocate setting up your own website & cut your reliance on the 'hosting websites' since you don't know when they will change things on you!  

They may very well take actions in reliance on that (like putting a deposit on an apartment, or another house.  

Looking to join or start a Fix-n-Flip crew in my area focused on minimal reliance on third-party contractors; want to participate with crew members on the rehab work instead. 

The city's unemployment rate being below the national average is always a good sign, but less reliance is placed on unemployment than the previous three factors.

Even though they are not legally obligated to lend to you, there are legal reliance and estoppel arguments.

Reliance on team.