@Robert SandovalHave you looked into the rules and laws in CA for what requires a broker's license? 

The flexibility, speed, and personalized approach make private money lending a go-to for real estate investors, especially for projects that require quick decisions or more creative solutions.

They will have requirements on how you can document the transfer of funds.

@Brandon Brown I have done this many times on buildings where it is required by code in Berwyn and surrounding suburbs.

PM says that whole house requires repainting on the interior including cielings and that "sealants" might need to be used for cracks in certain areas.

Mold requires moisture and food (dust is enough).

My real estate agent doesn’t seem familiar with that and didn’t tell me about the 3 people outside of family circle max requirement in single family zoning.I also need advice for renting finished basement legally and make more bedrooms, experiences and tips are more than welcome as he didn’t seem knowledgeable.Shall I change of real estate agent and find someone more used to this type of practice ?

Most hard money lenders are going to require 10 -20% down payment and then require you fund bring 10 - 20% of the rehab budget depending on your experience flipping (in your name/LLC you own), property ARV, etc.

They can be tough to resell as well due to the higher down payment required for example. 

This would require tenancy in common which lenders typically won’t allowTransferring ownership from personal names to LLC is straight forward with a deed transfer and re-assigning the tenant leases.