If the builder is simply bringing contracting skills, why not just hire him instead of giving him equity. 

I live in a very hot market (Washington DC area) and you need to make quick decisions to win listings.

I would love to connect or get advise from people already workin in the area. i need to build a team from realtors to attorneys to investors in the area. if you guys can help me figure out which markets are hot or just simply give me advise i would gladly appreciate it.

Is there a step by step guide out there, should I network with other investors and learn from them, or is there another way to learn that im simply overlooking? 

The end user simply has to budget for a more frequent roof replacement than under other weather conditions. 

its not that HML have easier terms than banks many don't.. its that banks simply don't like fix and flip financing no matter who you are .. and the HML provides a niche that banks wont serve.buy and hold any number of lenders do that from soft money to national lenders. 

Did you win?

You could simply extend the time period to satisfy your needs. 

The income I earn from originating loans is what I would like to use to invest in real estate whether it be for down payment/closing costs/rehab or simply to buy cash not sure yet.

They simply confirm what the lease says.