I have spoken to a couple of attorneys but they all want retainers of $10-20K, which if I was guaranteed a settlement I would gladly pay, but I understand that is not how it works. 

It is a great resource to get started, and I guarantee you can make it happen with some education/solid team.

For starters, NOT ALL the rent is GUARANTEED.

The upside for the investor is guaranteed returns, while the upside for you is that any profit above the agreed interest remains yours.Another option is a profit-sharing model, where the investor funds the deal and takes a percentage of the profits after the sale.

You have too much to lose here.Lastly, make sure the policy guarantees the insurance company will notify you of a cancellation within 30 days, at most.

Paying that off is a guaranteed 20%+ return.

At the same time in most cases you would be right and it goes in cycles but there is no guarantee either way.

Joining Flipsystem does not guarantee you will be a successful real estate investor if you just think they are going to hand you everything and you do little work.

Also, are you giving a personal guarantee?

Nota bene: all figures are intended to be accurate, but are not guaranteed or warrantied.