I know there is a solution in between SBA and merchant cash advance, and we could afford the fees average at 10% out the door in 3-4 months (preferably interest only until maturity) is doable (well, we did it with Kabbage.com at ~13% in 6 months).

You should do some research on the costs to create your marketing materials and keep a sustained campaign.Also, certain techniques cost more money (direct mail) versus some cost more time (door-knocking).

I do believe that there is money in flipping, but I don't believe it will pay enough to sustain the company, unless you are doing hundreds of thousands in renovations or if you do at least an REO and not a 5k renovation budget.

The Bay area has crazy housing prices, but also looking at severe drought problems with no current solutions. 

Conversion cost estimate = $22kLet me know if anyone has dealt with this before or if you have an alternative solution?

Iv also seen the property have to be " self sustained"meaning it would have to come the mortgage on its own.

An all-in-one solution may be convenient, but I'd be worried about sacrificing quality if someone is wearing too many hats.

Below you'll find some of the information contained in the proposal.Property Coverage:Terms/Conditions: special Form: Excluding Flood/ EarthquakeReplacement Cost: Buildings & Personal Property - No coinsurance.Actual Loss Sustained: Loss of rents-extended business income for 90 days.Actual Cash Value: Applies to wind/hail claims on existing roof coverings over 15 years of age and older.Deductibles: $10,000: AOP per occurence$25,000: Per location, per occurence for wind/hail/ hurricane$10,000: Equipment breakdownNONE: Loss due to fire which emanates from a permanently attached cooking surface.Exclusions: Pollution & contamination, asbestos, earthquakeMold, mildew & fungusFlood is excluded - Earthquake is excluded.Wind/hurrica/hail/floodCosmetic damagesI just realized that it is too much information to write onto a forum post - it wouldn't make much sense.

The private investor makes significant returns without any work, we profit by controlling the entire process and creating solutions, the bank rids itself of a toxic asset, we help families keep their homes, and we employ local people in the communities where the properties reside.  

And then renegotiate your percentages based on the amount of monies you're risking compared to them.Ultimately, the obvious solution is to tell them that they need to put up half of ALL funds needed for the deal.