We have three rental properties and they are in Sacramento, CA, Boulder, CO, and Newport, OR.

I am calculating 20% from the net profit (we are in CO)... including AFTER holding costs and reimbursing our own $ that we also used to fund the flip.  

When an applicant is needing a guarantor/co-signer, do you make the guarantor/co-signer fill out the same application as the one who is applying?

And even then, those really experienced folks are able to raise capital by hiring intermediaries (aka brokers) who are specialists at putting together the capital stack (equity/cash from the LP/investor + debt/lender + co-invest from the GP/developer). 

This is extremely troublesome during the hard Colorado winter weather.

I am a loan officer in CO licensed in Colorado, Arizona, Arkansas, California, Florida, Kansas, North Carolina, Tennessee, Texas and Wyoming.

Coincidentally, my co worker was conversing with me about real estate and mentioned he was also in Lifestyles but got kicked out because of a vendor issue that ended up in court.

I have a co-worker who does nothing but house hacking and owns several properties with two units per house. 

But then again, I've heard that as long as you keep everything up to par with the llc's basics  (separate bank acct, current llc status w state,  properly funded,  no co-mingling, etc) it holds up in court even if single member.     

I believe you can use the Build  Your Team feature here on the website but I do have an attorney in mind, he has offices in TX, Mexico, and CA but believes he co-counsels outside of those states if needed.