I have a question and would really appreciate your input.I’ve done a couple of fix-and-flip projects in the past using hard money lenders, but I’ve noticed that their fees and interest rates significantly cut into my profits.

Now there is clear cut law that if wholesaler does not follow the rules they cannot tie up EM or cloud title etc etc..

From using data to identify emerging markets to building tools that automate property analysis or management, your skills could really give you an edge.

I met him many times before awesome GUY but you can definitely tell the dude is the biggest slacker in the world (for example: if he knows that going the long way will benefit him greatly but will be hard in the process, but cutting through the backyard to avoid the long-distance of wearing will be better, he will most definitely take the short cut!

That doesn't cut it for me.

It may be time to cut your losses and move on from this real estate. 

My thought is to BRRRR it and refinance, and they get their cut of the equity (which I assume would be split 2:1:1).

As mentioned take a smaller cut to complete a deal if necessary.

If you want safety, pay off the property.

Was last year abnormal or you think the normMy guess is you will spend a lot more than $200k on an attorney with benefits etc. but if it cuts down in expenses it definitely is something I would consider and even if it costs a little more, having control with having someone in house does reduce unknown costs and risks.