I can’t even seem to write a deal with inspection contingencies at this point so… Personally, I would never take that amount from a relative to “invest for them.”

I would strongly recommend creating one to ensure everything is neatly organized and you don't get flagged by accidently writing off personal expenses. 

I also found a small local community credit union who will write first position HELOCs.  

Then notice the bank President in writing.

Then while writing this I thought, but AI couldn’t do any original thinking.  

. - Single family homes to rehab and hold or to fix & flip- Loan is in your name not your LLC- Rates between 5% and 6% depending on credit score- 30 year term loan, fixed rate, no pre payment penalty if sold or paid off anytime- Example buy at 100,000 and add 50,000 for rehab = 150,000 means 15% down payment or 22,500- So the buy is financed at 85% and so is the rehab if you look at it that way- House will be appraised off a contractors write up of the work to be done and must appraise out ARV to at least the 150,000 to make sense at all; if not loan is not approved so a buyer cannot get into trouble in that sense with lender oversight- all work must be done by licensed trades people, not the own themselvesIf this sounds plausible I'm happy to answer questions.

But, again, if your LES shows an ETS date of less than 12 months your current income won't be usable, unless (a) you write a letter to certify that you will reenlist and also have a commander certify that you will be eligible, or (b) you use income from a new job that you'll start near the subject property before closing.

It takes to long which is a problem, but I cannot write $10-20k checks to have someone else do it, nor would I be able to continue to buy houses if I was paying contractors.

One thing I add is you want to write down the type of landlords (owners) you do NOT want to work with.

We have unrepresented buyers come to our listings asking us to write their offers all the time.