Usually, there isn’t an actual lawyer, or it’s a family member who doesn’t want to get involved.

@Andrew LanoieMy investment is under the name of my family. 

and even for friends and family, that's more of a favor than a loan...you asked not to sugarcoat, so here goes. 

It will push out your listing to multiple sites in the apartments.com family, but those leads have always been very low yield for us.

I run a turnkey provider and built new construction single-family homes in the area.

Are you looking at single family properties or multi to start?

Investment Info:Single-family residence fix & flip investment.

What do people do when they run out of funds (liquidated credit cards and family members assistance)?  

Hey Account Closed - I highly suggest  using a renovation loan and house hacking a multi-family if that is possible with your current life circumstances.The 203k and homestyle renovation loans are just amazing products and drastically help you reduce your risk, in my opinion, because you are able to leverage the cost of the entire renovation with such a low down payment loan.We work with a lot of clients who use these products in Chicago, and no matter what, in the long term, they gain great equity.If you aren't able to house hack - the process is essentially the same, but just with more money down with hard money or conventional construction loan.

Investment Info:Single-family residence buy & hold investment.