I've seen too many that prey on newbies and set them loose on the world, begging for "no money down" deals. 

I'd spend the money on vinyl.

The king will just say "my bad, we have no more money".

Being able to purchase a property with only 5% down means you can leverage your money way more effectively.

Anyway I can remove paint without have to spend money on putting new LVP in all the rooms covering about 1000 square feet.

There are many reasons we transitioned from NY to TN:Taxes: Tennessee's tax-friendly environment means we get to keep more of our hard-earned money.

You manually dial until you start making money. 

Tell them you are losing money and can't afford to let it continue.

With the hold periods on BRRRRs nowadays, your margins will get crushed with hard money interest payments/points/fees. 

Sounds like this is a private money lender or a hard money lender.If you are getting funds from another source and relying on that to close, you should not put in the purchase agreement that you are buying with cash.