That's missing the forest for the trees, but you do need to manage cash flow because if you're buying conventional you'll come across DTI issues soon and if you're buying nonQM it needs to be 1:1 ratio at minimum to be qualified without unfavorable terms. 

As a seller I would ask why would I sell to someone who doesn’t qualify for a FHA 203k loan. 

To facilitate this, I will employ the use of third party providers I am not qualified to vet in the first place.

Hi Marcus,A Qualified Intermediary cannot provide tax or legal advice otherwise they may be considered an agent of the taxpayer.

Make sure you understand the basic math, what qualifies as a good investment, how to manage your investment and prevent losses, etc.I would start with Set For Life by Scott Trench.

Sponsor quality far surpasses the "deal", assuming a qualifying criteria for a "good sponsor" is that they don't buy crappy real estate deals to begin with.Having said that, if a great sponsor is offering a deal you don't like for some reason, don't invest in it--just wait for the next one. 

You could possibly explore a bridge loan up to 75% LTV if your credit doesn't qualify for 75% 30 year loans.

Borrowers in certain states or with high credit scores may qualify for  80% cash-out , but it’s important to weigh the pros and cons.

The whole scheme was buy a foreclosure, "sell" it back to someone that can't qualify for traditional financing with seller financing at a higher rate, once note is "performing" you can sell the note and make a lot of money. 

Using Reg D 506B the investor merely signs a statement saying that he qualifies as accredited - the sponsor has no need to go any further.