I'm asking provocative questions with the intent to help, not accuse or anger.

@Jacob Henry Wirth yes you can do it in Orange County. 

Just got done reading the entire thread, so what is the conclusion who are the reputable lenders with a closing track history that can be verified that lend 100% without charging an arm and a leg to good qualifiers with good credit and income?

Wholesalers can be a great resource as they will take the leg work out finding the properties for you, but assigning contracts can come with difficulties in the title.

And I’ve only had to do that once because the guy had his leg amputated and couldn’t get around the house safely.  

There was so much nicotine & tar on the ceilings that it looked like someone painted them orange.

I'm in Orange County, but not against working with anyone outside the curtain.

If the product has legs, it's got legs.

Since then we've designed and built several homes in the coastal Orange County Area. 

I just closed my heloc this week with Orange County's Credit Union, and the rate is prime plus 0.5%.