I hope this info helps!

You could structure the deal as an installment sale or a lease option so the property owner doesn't see a large capital gain tax payment for the sale.And good on you for helping out!

Can I get this back with IRS form 3115?

I would also add, a contractor that you can buy materials for and they know how to put them in with little to know direction (reduces the management time of the project).

Yes we avoid custom work to help keep cost down. 

If you are able to get REPS status, that would help tremendously.

The place where you can add value with no money is a situation like: you find project A, it is a 120k purchase and it should need 80k rehab but you can get rehab done for 65k cause you can do some of the work and you know how to save on materials and you can manage the rehab. 

Exceptions include delays caused by factors outside the Subcontractor’s control (e.g., weather, material delays).5.

Many investors are growing their brand and their online presence and this can be the bane of our existence if it's not something we excel at.

It's tough in this market but not dead, off market deals are very tough to get right now and you have to jump on them when you see a good one.