You're in the business of flipping houses, so any self-employment taxes on the ordinary income most likely aren't being calculated in QB. 

Our Hard Money lender will cross collateralize at 10% down and the other 10% equities in our properties. 

Has the agent spoken to the builders in the area who may need lots?

They have no problem with in ground pools.

What are some unconventional creative financing strategies you've personally used or encountered in real estate investing that led to unexpected success, and what lessons did you learn from those experiences?

I actually have a few options for you in Indiana, as I work with a great team there.

However, most people wait at least 6-12 months just in case the IRS doesn't question it.

They are threatening to sue to try and get something from you but most likely will not go through with it as you have no written contract in place and in california there is also no non-compete agreements.

If they take an extra four days to vacate, that's $800 in holdover charges.

In most instances when one person is putting up all capital, best to enter into a 3rd party GC relationships rather than become partners.