@Lulu LueHUD has 2 online databases of lenders showing which ones have the most experience with 203k's. 

I negotiate at 70% ARV so the deals I bring are solid and I'd love to work with one single corporate cash buyer that is able to close  on several deals a month.

While buying one that’s up and running might seem a good idea - paying for speed - if you’re not quite ready, sometimes the best deal you make is the one you don’t make at all.

one infill house I did in Charleston we made 600k net on that one in 13 months.. so not bad. 

I have never pulled a permit for a water heater swap, know no one that has ever pulled a permit for a water heater swap, ever seen or heard about one getting red tagged for no permit, and have never had a plumber recommend getting a permit.

Talk to your attorney, and if you dont have one, get one - as @Ken M. said, this is highly specific to the state and the circumstances.

I looked at their booking calendar one time and thought it was pretty empty.I guess you don't know until you try...and probably depends on if you want high occupancy or high rate?

Find a new friend.I would get rid of them for just one of those issues.

But there’s plenty of good ones too.

Also, the tax benefits you expect might be over-hyped: https://www.biggerpockets.com/forums/51/topics/1075919-five-...Figuring our whether there is a useful tax strategy in your situation would take a one-on-one consultation with an experienced tax strategist, and here is how to find one: https://www.biggerpockets.com/forums/51/topics/1222774-expla...