Refinances are still active, slim pickings but some players are out there who are direct lenders, flip loans are also available (75-100K) min property other than conventional and gov backed loans.  

You need to actively talk to people about what you are doing, ask them for referrals to others that might be interested. 

His crony Hatti Day is the “real estate manager” of the property and actively avoids addressing any of the lies she makes related to the unit.

Since this is a short-term flip, the IRS usually sees it as active income, but if your role is truly hands-off, there might be a way to treat it differently.Have you thought about how you’re structuring the deal?

Personally I wouldn't feel comfortable trying to wholesale a relatives $1M home knowing that I am breaking the law if I cross over into doing anything that can be considered representing them in the transaction, and knowing it will only be marketed to people who buy properties wholesale (typically investors who don't want to pay retail prices), instead of the majority of retail buyers active in the market who are typcially willing to pay more. 

This doesn't necessarily mean just an investor, but somebody who active works in the space and puts in at least 700 hours of work into it per year. 

I would also pay by activity not by the hour.  

Networking with local real estate investor groups can also help identify lenders active in your area.

I vet a lot of passive offerings and am particularly active in MHP, SS, and MF. 

The priority is consistent recommendations from active investors.