That is actually what I do.When you close with the seller you go through a title company and they will guarantee title.

The most successful RE people I guarantee have made their fair share of mistakes, but have learned from it and continued on to be successful.

Or I can pay you $130k on a lease option where I guarantee payments to you for 3-5 years, handle all the day-to-day maintenance, and cover all of the closing costs when I cash you out.

@Robert Bates  Regarding business credit for funding future flips, I've always been required to provide a personal guarantee for the loans, which means a review of my personal credit and personal financials. 

Maybe you think approval is guaranteed, but so does every person.

Auction requires you to take the property as is with no guarantees of possession and you cannot access the property.

Just like making microwave popcorn doesn't guarantee popcorn lung, but yes if you made a ton and breathed in the vapors, there could be a problem.

The bank should provide some guidelines on that.All parties (contractor, bank, and homeowner) should draft the scope of work to be performed in as much detail as possible (example this type of carpet, this type of doors, etc.)Once the scope is agreed upon, the contractor is to provide you an estimate and a schedule (consider using a guaranteed maximum price type contract, this basically holds the GC to a ceiling). 

They basically guarantee nothing ! 

This debt investing with guaranteed % returns upon the financing or equity sharing?