My suggestions would be in this order:(a) Determine the type of financing you qualify for - this will short cut the process considerably and save time on investment angles and next steps.

Investors only receive a share of the income you actually generate, you will not owe a fixed repayment block.Difference here is that this model is for owners who either don’t want to take on more debt, can’t qualify for the financing they need, or have little time.At best, this is word games. 

This extra road frontage now also qualifies my property to be able to be legally converted into a triplex from a duplex.

They will have some questions and ultimately you can get pre qualified. 

I read the fine print and found that the 90 day guarantee and how to get the $1,000 invested back involves actually sending him 2 qualifying deals.

@Kenneth Jenkins you forgot to mention owners that expect a PMC to use contractors off Craigslist that are unlicensed, NOT insured and rarely have acceptable experience/skill - but, they quote the "best" price.These same owners will sue a PMC if using these types of contractors results in a tenant lawsuit.

Here are a couple of ways you could structure the deal:Lease Option with Seller Financing: You could lease the property with an option to buy later, allowing you to rehab it while giving the sellers time to find a 1031 replacement property.Seller Financing with Deferred Payment: Structure the seller financing with no immediate payments, allowing you to refinance once the property is appraised, and the sellers can complete the 1031 exchange when ready.Escrow Holdback: Transfer the deed into an escrow account, giving you control without immediate transfer, so the sellers can take their time with the 1031.Third-Party Facilitation: Use a qualified intermediary to hold funds and facilitate the 1031 exchange while you refinance.These options allow flexibility for both you and the sellers.

If you qualify, you could close on the loan in days.Home 2 could be an option for a fix-and-flip as well, but you would have to have another residence because these types of loans do not allow owner occupancy.

Learned some negotiation skills through this deal.

I suggest buying real estate inside of and outside of your IRA or better yet qualify for a Solo 401k then you don't have to worry about UBIT on leveraged real estate.