The absence of a personal guarantee from any disqualified persons is still required, just as with third-party financing.

I personally like the town of Oakhurst and the restrictions are less rigorous than Mariposa. 2.)

Creative Freedom: You get to design and transform spaces, which can be personally fulfilling.The Bad: Where Flippers Lose Money⚠️ Underestimating Repair Costs: Surprise structural issues, contractor delays, and material price spikes can kill your budget.⚠️ Market Changes: A hot market today might cool down before you sell, which reduces the profit.⚠️ Financing Challenges: Hard money loans carry high interest rates that nibble into the bottom line.Unrealistic timelines: If you think you're going to be in and out in 60 days, you're sadly mistaken-most flips take longer than expected.Real Talk: Is Fix and Flip Still Worth It?

If you need more to do the rehab, perhaps instead of partnering, you could get your former boss to do a personal loan. 

Personal loan for renovations How did you add value to the deal?

Also, it often helps to connect with a local agent/do extensive due diligence on renovated/new construction properties to see what the property may sell for or appraise for (if doing BRRRR method) as that can impact the price you should pay.

Pre-foreclosure - homeowners are desperate to avoid foreclosure and they quitclaim deed the title to some XYZ organization , person, or to a lawyer that specializes in foreclosure defense.

Quote from @Jaycee Greene: Hey Jaycee, we currently lend on several loan types: Fix & Flip up to 90% LTP, BRRRR, New Construction, Bridge Loans, & Multi-Family.For myself personally, I'm looking in the Orlando, Philadelphia, and Southern NJ markets, 1-4 units.

Typically someone who was communicative turns distant, unresponsive, blows you off when you're trying to talk to them in person, and the tall tale sign of boxes in the hallway.

A nice but expensive duplex on a beach or in an expensive area might be ideal, if you can swing the other half out of personal funds.