Also for the trolls - Yes i'm a real person, No i am not affiliated with F&G in anyway, other than being a client.

Why would someone give you any money and more so, why would you take someone you know's money when you have no experience, no game plan, and a misplaced idea to buy distressed which is the hardest thing to buy and salvage for new investors?

Also taxes are due by July 1st to avoid penalties.Ofcourse title company is playing the game they are not responsible.

in the near past I use it to sell off properties i foreclosed on and dont want to rehab.. buyers like it  I understand the rules.but talking Mrs old lady into this is as you note just another way to make a deal without taking the sellers interest in mind.. thats what sells these guys but if you have a sophisticated seller then  its fair game in my mind.

Im an Affiliate for Baselane.....Can connect you if you need more help

I would suggest getting a quote from Steadily Insurance, who is an affiliate of Bigger Pockets. 

After a couple deals under belt, then take out a massive line of credit and grow fast with the all-in volume game. 

Section 8 changed the rules of the game recently.

Last thoughts on being a GC, if you have a track record, it's very encouraging for investors to partner with you as you have skin in the game and can show them previous projects you completed successfully.

If the name of the game is "be the biggest idiot," it's ok to lose and let someone else "win."