Those are people who have cash/credit and will lend to you if you have a good deal locked up. 

They are asking for 28% capital call proportional to investment amount. primary purpose of capital call to survive high interest rates for next 1 year and hoping interest rates gets favorable by then.

But we dont go down the chain to see if the roofer is paying his shingles bill though /  Having Subs you can trust is paramount in this business.. cheap is not always what you waant you want subs that are making money and pay their bills and have credit..

Here's the problem: They are not a sustainable asset for most to own; they are difficult and costly assets to exit through a sale; if you achieve favorable refinances, you may be able to use those funds to buy other (hopefully better assets) but are now faced with operating highly leveraged bad assets. 

One rental(two units) just finishing renovations and spent 15-20k of my own money so saving will be easier soon instead of loading my credit card then paying it all off every month.

I have 880 credit score, decent savings, and no other debt except for 300K mortgage on my primary residence (worth $1.5 million).

There are loan programs that will do a 20% down payment with a 680 or above credit score. 

You need to have reserves in either cash or credit regardless of the situation. 20k can go away in a blink.

Once I get to a point that it is making enough per month that I feel comfortable taking money out of the business that would be when I get to the point that it is worth have a specialist assist me in all deductions, credits, and future items that will help me to transfer from a W2 to working for myself fully.

When you tell them they will only get paid when the loan closes, they will disappear.If required, the only money you should ever send to the lender is for a credit check.