**Nearly impossible to find right now

Can you find a way to capitalize on their work even if you don't buy "their deal".

How did you find this deal and how did you negotiate it?

Hope that helps.As such, I think you're going to find it difficult to attract investors with an 8%-12% IRR, which is what most investors can get by investing in the S&P 500.Hey Jaycee, thanks for the clarification. 

Where do you find the purchase and sale agreement contracts and assignment contracts and how do you know they are legit?

Many hard money lenders offer loans that include rehab costs, which could be beneficial for your BRRRR strategy.Alternatively, if you find a lender that offers a DSCR loan with a lower down payment requirement, that could be another route to explore, especially if you already have positive rental income history.

You can shop 10 or 20 lenders in a weeks time, find out what products they offer, what rates, what overlays and qualifications they each have for you.... 

Quote from @Joseph Sakic: Choose your hard.Do your research to find a quality PM.

One recommendation I always give to beginners is find local REI club meetings in your area.

Where did you find this company and or was it referred to you.2. did you go with them because their fee's and interest rates were advertised as lower than other lenders.