For information on how that applies to your case, seek out an attorney, but the beneficiary designations are related to this distinction. 

I've seen sellers simply get any tenant into a property so it looks more attractive.

First and foremost I will also let you know, that I am a licensed attorney in Florida and have designed my program to alleviate some of your "concerns".  

Depending on your market, you may find more attractive deals with less risk.

I've managed the design and construction of commercial projects ranging from $40-750M.

They only lower their opening bid to attract bidders.

There really isn't a great reason to go through an intermediary platform if you're able to attract the capital you need on your own.  

You might find someone/institution willing to lend, if the ARV is high enough, with an escrow designed specifically for rehabbing work that needs to be done for the house to be marketable. 

Find and negotiate an equity pack property and the MONEY will come, or just flip and you don't need the money.Money is not the key to real estate success - the key that will unlock the doors to many transactions is the deal, the knowledge to negotiate, the ability to think of 10 ways to write an offer, finding great properties and the ability to negotiate an attractive transaction.Why buy property when you can CONTROL a property and flip it while you are in contract.Selling something you don't own is the highest leverage in the world ----I have been doing Control and Roll for years now and it is the fastest way to make short term cash profits - try it, it works!

I am attracted to the BRRRR model -- it seems like an intelligent way to methodically build a good-sized portfolio by reinvesting my original equity over and over, but I also acknowledge that there's a lot to learn.