If the flipper is all in for 1-million with an ARV of 1.26 - that is pretty slim margin.How big is the first (i.e. what is the LTV), you want to make certain you are well covered with existing equity - if not, then perhaps the borrow can pledge other assets in conjunction with this property.Would you be lending from a registered account (RSP, TSA) or from unsheltered funds?

I'd urge you to pass the test and team up with a brokerage which fosters the development of new agents.  

They offer a practice test book that my teacher frequently recommended. here on Amazon.com Dearborn is the company that publishes our books, and they have a smartphone app that people in my class seemed to like.  

I totally agree with you that this line of reasoning is very myopic for those who think that they can readily do so and become an overnight sensation in REI.The likelihood of success of this ill-conceived move from a stable W2 paycheck, to immersion in REI with no related education, experience or backup funds, though minutely achievable is tantamount to hitting the lottery.In other words the chance of success is slim to none!

I'm taking the test this coming week. 

@Chris Martin Hey thanks i have read this i plan to take my test next month i have been done with school for about 10 months just been to busy to take it .

Or we can go online and watch videos, read, test it on the software you have and make it work.

I don't know much about Las Vegas real estate, but I am a licensed agent in Colorado, and I will say that the test is filled with stuff you won't ever need after you pass it.

It doesn't pass the smell test.

Thanks,Mahmoud You can use supporting documentation to substantiate the use of your income like what Shaun mentioned and if the underwriter buys it then you may be able to use it however its a slim chance and usually UW's personal call.