When completing these deals with cash vs HML, was this cash that was rallied through family and friends, or accumulated through previous flips? 

There may be some lenders that might be a little more "borrower friendly", but I haven't found them (nor do I have the time to look for them).You might be able get better terms if you "house hack" by getting an FHA loan, but I don't generally work with those loans.

I haven’t used them yet but Universal Settlement Services is an investor friendly title company in the state college/altoona area.

It’s humbing and frustrating, but it also teaches you those guardrails you’ll want next time.. like thorough screening, a solid lease agreement that sets ground rules upfront, and maybe even setting aside a bit more cushion in reserves.Chicago’s got plenty of investor-friendly pockets.

One of my commercial RE agent friends  here moved out there. 

Real estate is a long term game once you understand that it gets easier my friend .

I appreciate the feedback, always trying to help out my California investor friends. 

I think you will learn a lot from it; Is This the Most Beginner-Friendly Way to Start Investing?

I navigate through cities and towns, identifying areas that are both friendly and challenging for STRs.

Quote from @Mike Levene: Hi all, I recently started an informal real estate group with some old college friends.