we're not quite into developer stage. 

I had a client buy a house for $400k that needed $180k of rehab so he put 3.5% down on $580k and then the contractor got paid out in stages when the rehab was complete.  

I still live in the house and making ongoing renovations, which aren't restricted by the arrangement.

I would definitely get a few nice but cheap pieces of furniture to stage the house a bit next time.

Everything is arranged and I go in and write a check and the lumber yard delivers.

With all the programs available and installment financing arrangements to utilize you'll have many opportunities.

This may be an issue of timing, risk, or a combination of the two.The implicit (and in two cases to date explicit) arrangement that we have with our investors is that they won't lose money due to title issues.

Do you have it staged inside, btw?

Have you read J Scott's book on flipping houses I really like his arrangement with is project manager ... more an employee with a bonus structure, definitely worth a read. 

In addition to my entire marketing plan, my clients get the benefit of my staging advice, pricing tools, ability to negotiate the highest and best price with a highly qualified buyer (not the bargain hunters that target FSBOs), and professional expertise at running an escrow.