My firm has several lenders who can seamlessly close in 15 days on 'traditional' mortgages at/below market rates and we've been doing so for a couple of years now. 

To thrive in real estate investing, you must maintain a firm grip on your finances.

On the other hand, pros include increased cash flow, engineer-based data for the clients CPA, audit protection (with the right firm) and the ability to deflect that recapture fee with a 1031 transaction.

I am a firm believer the sun shines for everyone so thank you for all you share and also thank you for bringing awareness about the pitfalls of these mentorships. 

Yes, there's a lot of information online, but nothing replaces and EXPERIENCED honorable agent.A seller whose listing expired with a different agent/firm is now my client; the other agent was from a town 45 minutes away from the flip property....the listing expired. 

Otherwise reducing the premium is not simple but some engineering firms specialize in flood zone updating.  

- Good source to find reputable and experienced small multifamily builders once we firm up a specific market?

If you are firm and shrewd, you may not have this issue.

You need a firm estimate for the remainder of the work as your funds are limited (like most people who don't have an endless amount of money). 

I am an attorney in New York and New Jersey and for the past 15 years worked my way up and became an owner/partner in a multi-state law firm.