Not necessarily i could do the 20% down for the right place, but less than 20% would be nice, I’ve been saving for this situation.

That part was absolutely true since you will see that I did not pay one penny for income tax.K-Mart had four 25-year lease options with no rent increases.

In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do?

I know that's what you started this thread for. 

This experienent has no "memory".

An out of state turnkey option would be easy to do in parallel with this since a true turnkey option should not take much, if any effort other than selecting the right team in a market that can help you reach your goals. 

And, because flips are already risky enough I don't want to add more risk.So, again, while the numbers are theoretically true, if you are doing that kind of volume, you are by nature becoming less selective. 

But also, even as Joe points out in his book, the true value of a syndicator is pulling together all the pieces.  

This factoring includes the presence of competent contractors who can limit unforeseen surprises and costs.Myth 2: They're Too Risky to Invest InThere is risk in any investment; however, distressed properties are not inherently riskier than any other real estate investment.

I hope you don't like this family member.