@Michael GarrisonI was just trying to see what would be best for his situation, conventional online lender on  a residential loan which would be cheap and great terms or a local portfolio lender on a commercial loan which would be a little more expensive but still cheap in the grand scheme of things. 

So, I have a repair scheme in place. 

I say this not to impress but to impress upon you, this is not a get rich quick scheme, but if you can make yourself think a few years down the road, stay focused and set big goals, you can achieve anything you want! 

Either way not anything I was going to participate in.this also is why you see the auction companies so nutso about EM deposits.. ( I just funded one yesterday in Orlando that required a 10% deposit on a 150k purchase)  thereby keeping the riff raff wholesalers at bay.. for us I like the fact that its gotten tougher.. makes for less competition and yes they brought it upon themselves.what many who venture into these schemes to defraud the banks don't realize is they have LONG memories and many times these guys think they got away with it only to get indicted 3 to 5 years after the event..

You may be doing a much different investment scheme.

I suspect you've have some renovation experience.I like your color scheme and really like the bathroom!

It's not that much in the scheme of things.

If you must, use the MASTER-sublease scheme show here:

While getting a new build for a wholesale price instead of retail would be helpful, the "hare brained" part of your scheme may well be the difficulty you have developing the right level of trust with your Joint Venturers.

If you are replacing a kitchen that is in horrible condition, cabinets doors missing, avocado coloured appliances, gross and burned laminate, you should be able to make a much higher than average return on a renovation.The other thing is that many people who renovate areas of their home do ti more to their personal tastes, and worry less about the costs.