Find one with flexible pricing options, no long term monthly commitments and affiliate referral program.

I have found some information that might be helpful John.There are government backed programs like Fannie Mae Homestyle Renovation Loan and Freddie Mac Home Possible Renovation Loan, in addition to the FHA 203k loan. 

I did not see that contractor here:http://www.phila.gov/li/Pages/FindLicensedProfessi...And I did not see that contractor here either:https://hicsearch.attorneygeneral.gov/Always a good thing to see that the contractor has registered with the appropriate government department(s),

There are a few programs that can do second position financing but typically underwritten based on your personal income.

There are many loan programs to help out first time homebuyers so don't feel as if this is too ambitious when there are tools to help you out, like use here on the Forum!

Then in 2020 it turned out cashflow wasn’t guaranteed, the government could burn your cashflow to the ground and you could lose everything.

All that garbage made to sell books or guru programs is just that, BS marketing slogans. 

I just do not understand the need to add "benefits" to the programs  that are just not real. 

I agree that working with people is easier and more cost effective than the alternative.As I read this, I'm considering creating a Cash For Keys written program that I can give my tenants at lease signing to remind them to come to me rather than just stop paying. 

I've consulted a few times over the years with planners and with the way I buy properties, my liquidity requirements, and my concerns about about how government overspending affects the future, makes me a poor candidate for IRAs and 401(k)s with the stifling regulations.