The fact that you already recognize it’s a journey and that there will be a learning curve shows you’re on the right track.

My goal is to leverage that equity for additional income.

In addition, the Grantor will probably be required to sign the same seller's affidavit that are needed for a non DIL closing. 

Most companies would require this type of disclosure since its similar to what they are doingYes Chris I agree - I think if anything it's not illegal state-wide or federally, since commercial lending is NMLS-recognized.

There's a saying around recognizing the difference of someone with ten years of experience with someone who has one year of experience they've repeated ten times. 

Having to “disclose” the work in the flip basically is mandating doing something that helps the buyer recognize the scope of the change which justifies the mark up.  

Despite the guru fed “misinformation” about all these under market price deals, they are actually very rare and require (1) the investor recognizing value that the seller and the rest of the market misses or (2) a seller with a need for an immediate sale and a buyer with the CASH immediately available to conclude a very quick closing usually forgoing inspections, financing, and other contingencies. 

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

Then you have the Masterminds that cost 10 to 30k per year to be a member and those have folks in the trades and in the bizz  name brand gurus we all recognize..

For the first few, having a GC work with me, I think it will allow me to get a better understanding of how to recognize scope of work.That said, how much are GCs charging for home flips?