I've run across plenty of wealthy people who I assume to be Accredited investors that make you wonder how they possibly could have come to accumulate any kind of wealth. 

@Percival P.I’m not all that familiar with VA loans so will refrain from giving advice but here’s a couple things to maybe look into: can you take title and receive the loan yourself and then later contribute it to the LLC and your partner contributes cash to the LLC in equal amount so that you are both equal partners just contribute different kinds of property?

@John Peine that sounds like my kind of deal.  

I had always thought that making a public record of personal debt might violate credit laws but the clerk's office didn't know anything about that.I'm kind of stuck here and unsure which way to go.

and lots of hot springs now on to RK as @Wayne Brooks  PURE FANTASY  now you can in some states bid with a deposit at sherrifs sales.. but the competition in 99% of the counties in the US is so keen that those kind of profit margins are simply not there. in CA its cash on the barrel head to buy one. 

I'm just curious what various lenders would be looking for in compensation and structure of this deal:Purchase Price: $25,000Rehab/Holding/selling costs: $30,000ARV/Sale Price:  $85,00090 days for purchase/rehab/sale**My questions below are coming from the scope of my view that a HML being a formal institution/group with a bunch of standard terms, processes, etc... and a Private Lender being someone with money, willing to loan it short term, without all kind of formalities(if that makes any sense)So in a HML world, 65% of ARV would be right at $55,000... does anyone does this deal without requiring rehabber to have skin in the game? 

I’m getting all kinds of whole deals come my way.

I'm definitely the kind of person that is borderline obsessive when making large decisions, so I anticipate that waiting for a realtor to respond when I'm trying to get a deal would drive me nuts.

You never know why you can't reach the owner, but I've come across all kinds of reasons.  

@Steeve BretonThanks for the kind words!