The hang up is getting deals formally drawn up.One idea:- I buy the property and pay 25% DP, then they provide capital after the closing and I pay them P&I over 5-10 years.

Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

Inconsistent Cash FlowUnlike traditional jobs, real estate doesn’t provide steady paychecks.

Provide them proof of your ability to find, fix, flip (or whatever strategy you plan to use), and then start with small amounts of their money.

What are some cities that might provide cash flow, but remain affordable?

It's an education that Harvard, Yale or Stanford can not provide and it's FREE! 

If they’re not able to assist, I also have other LAIC referrals as well that will just provide the service only.

If it is someone you know you can give them a straight return as if its a loan - can provide a lower interest rate to provide upside - it really depends on the lender and what are they concerned with and what is their risk profile. 

Ive asked them to provide Renter's Insurance.

I provide short term rental furnishing and renovation finish list that includes paint colors, light fixtures, cabinets etc.