These types of deals are sometimes the most gratifying, getting the underdog out from under a problem, fixing the palce up and getting it off the books for the lender and getting someone in the home that needs assistance.

This necessitates either reinvestment of profits back into the business and/or some type of equity partner - either limited or active.

Investors cannot cheat the system anymore then I can fix my back with one visit and without the internal humiliation.So if it is any consolation, I am proudly going to continue to trust my junk and put my butt in the air as I do my down under dog poses while the world within the Therapists’ office looks on with admiration or ridicule because I know it must be done to accomplish my goal.

If they require both owners to sign the note, this would necessitate a non-recourse loan due to the IRA's involvement.

Third, it is easier for me to pick up property for cash at this price point, if the deal necessitates it.

New investors and even old salts that rely on odd, specific disclosures that attempt to avoid rules won't really fly, might give a perception to the underdog they have no recourse, but not to an attorney.

The trouble with many BRRRR-candidate properties is they may not qualify for conventional, FHA, or VA financing, necessitating cash or hard money for the initial purchase, and then a refinance (the second R) after renovations are complete. 

This will necessitate each sale being a stand alone exchange with it's own fee and deadlines but you could combine whatever you can sell within the time lines and combine them into one or a few bigger purchases.3.  

You are the underdog.

Of course, this also necessitates locked equal terms on the HELOC as on the conventional mortgage, which is not the norm in my experience, lest the compounding interest savings rapidly disappear.