- Will they search for off-market properties for you?

This means having to take a chance and take the property off the market for 2 weeksOption 2- Accept the offer with a provision that allows you to continue to market the property, knowing that there's a chance FHA may not fund the deal. 

They'd be much better off being a Hard Money Lender and make 5 times that (and every repair to their "investment house" is paid by them...So, if you put $10k down on a property and make $150/month net cash flow your Coc Return (annualized) is 18% which is Very Good.If you followed that and understand it then keep looking for a deal.

Feel free to reach out if you want to bounce ideas off someone who’s also getting their feet wet!

GC's get paid off of the work, not a flat rate... but in your experience, would you say that window of rate is generally 10%-20% project depending, or more towards 15%-30%?

You can still do it...get with an active Broker and hustle your butt off....!

She is offering to refinance one of her homes that is completely paid off.

Unfortunately, Covid decided to change my plans, and I made the decision to hold off, in hindsight it was a huge mistake and no one could have imagined that property values could have increased at such a high rate.

Quote from @Don Miller: The following is not to express any level of happiness or unhappiness with the build:Received change orders totaling $14,970 for 18 additional loads of fill dirt over allotted amount in contract (fill dirt arrived in December 2022), 7 loads of septic sand over allotted amount, and rock excavation at the septic site. make sure to ask for the tickets. if they are putting 6 yards of soil in a single axle truck you are getting ripped off.

He still makes a profit off of the government share.