No sub 2, no big leveraging, no “participations”  — if your aged grandmother doesn’t like it, or understand it, don’t do it.Mentors and gurus are not worth the money.

If you only have 15k, I recommend saving more money before expanding to a 4 unit.

I have several reasons and have been doing a lot of research both regarding the market and to see if it supports the strategy I am going for.

I only have money to go to only one of these two conferences.

One of the most valuable strategies for flipping houses is using OPM (Other People's Money).

He never used our renovation money for renovation.He also stole my mothers security deposit from her rental and so many more shady things I could go on all day.I have a list of property managers, contractors, former clients, etc that he has screwed over and have completely blacklisted him.

If you cash out equity in a property, you are "borrowing" that money from the lender.

I am looking to fix and flip and understand I will need one for hard money.  

While I support hiring a professional PM (not a cheap one), you verbally hired her and she is already doing work for you..If I were in your situation I would call her, explain the situation, apologize for walking back my agreement, compensate her for what she has done so far and hire a good PM.

Private money for the renovation of ADU How did you add value to the deal?