I invest here as well.

I tried to do a cash out or heloc on this house but it couldn't be done because of the price it was low. the house is located in Rockford il, planning to buy in Rockford as well since I live here.

Many investors fall into this "do-it-all" trap, believing no one else can handle things as well as they can.

You could also mitigate risk with a surety bond as well.

The #1 reason people are poor, is lack of skills, knowledge, wisdom. 

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.

To simplify the scenario I'm envisioning let me put it this way: what does a BRRRR look like when one of the parties contributing to the down payment and rehab costs ultimately ends up being the renter as well?

@Jaedon StoutBRRRR Strategy - This works well when buying properties below market value and rehabbing them to increase equity.

When it comes to finding good wholesalers, a few approaches have worked well for me and others in the industry:1.Local Networking & Meetups:Check out local real estate investor associations and networking events in the Akron/Cleveland area.

Lower debt to income allowed as well for conventional.