But, if I include it in my HM loan, it adds another 12k onto my losses, and I have to deal with the invoice clearance and inspection procedure to get my rehab funds.If I partner with someone who puts in the rehab funds up front, I can actually save myself some money by utilizing a crew that I normally couldn't afford using the HML system, increasing my chance of making this flip work the way I want, and allowing me to utilize my own funds as a safety net and/or start another flip.Kind of a great deal, huh?

I am sure the buyer will use it as a reference, look at my invoicing for work completed and hire their own to be safe.

So that when you odd jobs or smaller stuff needs to be done on the rentals you can then pay yourself to do the work And invoice that LLC which would then be an expense for tax purposes.

@Marc Dufour Yes, you would need to get estimates for the repairs so you can deduct from security deposit and clearly document on the invoice, send the tenant a copy & keep a copy of the invoice and a copy of the refunded security check for yourself.However, you may want to wait until the move out inspection (after all of tenants belonging are removed from the property) to get a clear assessment of all repairs that are needed) . you don't want furniture/furnishing blocking or hiding anything.

seems like a no dang brainer, buy for 26k wholesale it alone for 60k???

Nothing to add other than dang, I wish I could buy $16K properties where I invest.

They will put the money for repairs in escrow and as you provide invoices for the work, they will release the funds.

I wrote into the lease that the bills had to be split between each unit 50/50 (I would invoice them at the end of each month with 50% of the utility cost).

There were some pretty serious concerns voiced about that strategy.One is that if you wrap the existing mortgage and sell with owner financing, you better make dang sure that the balance you owe on the original mortgage is always below what your end buyer owes. 

Take the 30 days and get invoices for work you are hiring out and log how much work you are doing yourself.