We have a lot of cash floating around our market place.

The nature of a 203K is that the contractor must float the materials and labor to specific milestones to get paid. 

Attend the local investor meetups there will always be bits of knowledge you can use floating around.

They just happened to be ~4.5% for 10 years (at the time my banks were 4.75% for 5 years, but now my local banks are 4.25% for 5 years then 5 year floating after).Why are you looking specifically for non recourse? 

I've been reading the lengthy "truth about wholesaling" forum post, my god its a read, and there is so many ideas floating around in there that are lost because the post is sooooo long.One post by @Stinson Bland brought up the idea of pros, NOT GURU'S, taking a wholesaler under their wing.

I've cranked away on the numbers and they look good enough for the property to just barely float using the 50% rule.

I don't know if you will be building one at a time or in small segments, but you could also float some CL ads, etc. for the finished project and see what kind of a response you get from potential renters (like put up an ad for 48 hours with a rental price and features).

Banks are hedging their bets on inflation.They don't want to lock up money at low lending rates on the commercial side for a long period of time.They want to re-lend that money at much higher rates.Just like you trying to get a better long term rate it becomes "all about the money".Some of my clients have LIBOR loans that float around 3.5% interest.Because of the market their interest rate has stayed very low in the 3's for years.With these types of loans it could balloon at any time.Currently I am selling some of their properties and the other long term ones they are re-financing and locking in the best terms possible."

I am looking to quickly purchase 4-5 properties in the Phoenix area and I need a lender who will do loans floating around $45,000 each.

yesgo to the building department or you may be able to find the construction prints on linemost apt buildings are built on point- meaning the exterior and 4 columns are the frame of the building all the interior of the build excluding the elevator and stairwells are floating/open space no structural bearingdepending on the unit you are looking at and its location you may be able to demo the whole interior of the apartmentall the above is relative to the year of construction and the materials used for constructiongood luckenjoy