I have not used hard money on any of my deals yet. 

So does anyone have any guidance and ideas or know any banks that do rehab loans were all the money including labor is upfront and then we pay a monthly?

It might be wise to sell it just from a management standpoint and reposition the money into some index funds and maybe another property in NC.

.- The TL states that those are technically the team's leads and I will owe the 20% if they convert within the year since I was given training (which I was not), lender referal (which was forced on me by the TL even though I work with my own lenders for my clients).Is the above statement true/legal/valid?

B) I don't have to give the contractor any money upfront for anything.3.

I did my research and requote what would benefit both me and the investor, below is the Finalized CORRECT format of the proposal:Listed price on the property: 459,900MAXIMUM amout of money down on the property: $380,000Method of Payment: CASH OFFER from Investor.

Cash and Hard money How did you add value to the deal?

The days of cash flowing and not leaving any money in the deal is gone(unless it's a unicorn). 

They make their money off of real estate agents, but real estate agents are the worst people to make money off because they are highly unreliable and in and out of the business when the market changes.Their target should be the consumer with higher levels that they can subscribe too for data, since Zillow is linked to the MLS now which makes their data somewhere more reliable.

Any good resources for learning about hard money loans?