No discussion about why. 

But I am looking for a local CPA.I see no compelling reason for that. 10 years ago, most of the local clients of my firm liked to come to our Houston office.

P&L, Bank Statement, DSCR etcVery common for investors to make the switch when they need to or when the cons are no longer greater than the pros compared to conventional loans.  

no, of course not. 

Managing 17 shopping centers and selecting sites for new developments is no small feat—kudos to you!

You can provide more details, but there is no legal requirement to do so.

However if you have no credit history in the US, be prepared to put at least 30-35% down at a higher rate. 

(no banks involved)2.

The home appraised for 1.2M, the deal is anything the home sales for over 1M after the fix up he will split with me minus my costs. he will hold the home while I do the renovations, no home purchase necessary.My question is how do I find the ARV on a high end home so I know if this is worth pursuing? 

if you are going to do things like include utilities, or have an off street parking spot, other amenities etc, there's no reason in my mind you couldn't "charge a premium" for a premium unit/service.