The interest rate is what I was given by a private money lender.

I want to hear of your experiences with the city of Miami for permits/inspections.What were some of the biggest obstacles you faced?

But a good bit of that leverage are private loans from me or my business partner.

I'll shoot you a private message. 

Can do it in private message or on a phone.

These are private placements, so there are qualifications that you must have but,  they will take your "leftovers" so to speak, so that you do not have to worry about a timeline and possibly be liable to tax. 

I assume for some deals and strategies there's a big enough margin to cover all but I'm curious if there's a rule or something.I'm a licensed agent and there hasn't been a time where my buyer's have had to bring money to the table, and that's one of their biggest requests.

Find some type of private lender willing to do a flexible no doc loan at 50% ltv for them. cons - Given they are a consumer without adequate ability to repay it could be tough2.

In many cases the investor with the biggest squeeze may actually be the realtor presenting you the "flip opportunity".

A lot of people use private money to buy / fix and then refi with a bank.