Then 2008 happened and as a realtor in his early 20s with no established business, I found employment elsewhere.

You are saying you found contractors for your investment properties through BNI?

I have found banks that will allow me to put as little as 10% into a deal, but if they are leveraged at 55%, they may go with 5%. 

There's no mold getting found when you're doing a new build.

This is an older post though so maybe you've found a solution to this??

I talked through an offer with him, he spoke with the seller and found out if it would.

I will say that if I found that deal in my market, I'd jump all over it.

It includes the common repairs we have found -- fist holes, broken bi-fold closet doors, trash left in units (we charge for dump runs).Some localities do not allow LLs to charge for their own labor, some do.  

I found a foreclosure here in Virginia that they had listed.

So if I offered someone 2nd position to cover the down payment and found someone else to fund the rehab, how would that be structured?