Nathan, thanks for the reply!

Hi Angel, I see no one replied to your question.

I have what I believe to be a good team put together between plumbing, electrical, landscaping, and general contractors, but will I be able to use anyone who is not on the "203k approved" list?

The rare instances where I will is if I am helping someone upgrade there home, so they are buying a new home where I am getting a market rate commission, then if I sell their old house then I might discount my commission, since I am getting both transactions.

I would like to find a local bank to do a rehab loan - is this an option with no job and no experience or will I need to partner or go with hard money? 

Thanks for all the great replies!

@Elliott ElkhouryI guess @J Scottwas too modest to suggest, So I will....I bought both his books, and would recommend the same. 

@Kenneth CraycraftI'm so sorry for the late reply.

Thank you for the reply, Kevin.I will start up on some learning.

so i am wonderingmy grandmother has a reverse mortgage she is going to be giving the house back to the bank in two or three months. it has the original furnace from the 1960's in it and it died so she needs a furnace but she can not afford the furnaceshe owes way more then the house is worthif i buy a new furnace and have it installed will i be able to take it back when she give the house to the bank?