I do disclose to the seller I make money when the final product is done that is why I am not charging a fee to either side.

Willing to go the extra mile here based on the numbers.Thanks!!

Hard Money loans have been the downfall of many new investors. 

I'm having a very hard time with them and on the verge of losing my earnest money on a house purchased to flip.

that money is tax-free. 

@Justin Fantazier2.9% is basically free money due to inflation.

I think you save money by using a good accounting program-no matter which one--because you have instrumentation to watch your income and expenses and because you're less likely to lose deductions.

Processing the rent money if you trust them to do that, etc.

It's not fool proof but I've weeded out a lot of people this way without spending money for marketing. 

If the cash-out refinance option isn’t providing enough liquidity, you could also consider a hard money loan, though these tend to come with higher interest rates and shorter terms.