Even further, soliciting for a JV into a loan can be regarded as a violation of securities law. 

@Lonnie Waliczek  HML  exist because of what you just found out.. its far and few between that you can find a bank that will do flip funding.you must be exceedingly strong financially I mean to the point the bank feels that if you goof up the flip you have other means to pay them back and that their security is not just in the asset like most loans.I have had 7 figure flip funding lines for going on 20 years now it took me 10 years with the same banker to get to that point.. we started with 100k and ended up at 15 million at one time.. but it was over the course of Many Many years.. and super strong financials and income.We started with HML and private money.. although to be fair I owned the Hard money company  LOL.

Additionally you are more "secured" from lawsuits when you have liens on property you own. 

Bro dont pm anyone the adress untill you have secured somthing people are sleezy and will take anything they can out of you if you give them the shot make sure you have somthing contracted first with a person you have a good gut feeling with.

@Erick Harbert  you should actually talk with a securities attorney... there are a lot of rules and its much more complicated than just writing an agreement and getting insurance.and putting partners names on deeds is probably not what you want either. 

In my experience, all cash purchases, no financing, except for some Canadians who are able to secure lending in Canada for U.S. property.

The owner is retired and lives off her social security check which isn't much.

This will lower the mortgage amount, potentially making it more possible for you to secure a loan.

If you are soliciting investors, you will need a securities lawyer to prepare the proper documents to ensure you are exempt under Rule 506 of Section D of the Securities Act.

However, she is now having buyer's remorse and wants out of the deal (she realizes it is not right for her kids now).So, is there a way I can come in and secure the property as an investor with the same terms she has as an owner occupied purchaser.