So if an amenity you offer - hot tub, pool, pool table, cable tv, etc, is out of commission, you offer a refund? 

To answer your question on what I bring to the table is the expertise in the market (locating the property, relationship with local real estate agents, property managers and the builders) in which the Capital partner has no idea about on how to approach (especially if they are in a different state across the country).

Avoid paying people in cash, because "under the table" transactions make your expense non-deductible.Always try to minimize taxes, but remember paying taxes is a sign of your business being profitable, which is a good thing.

So that should give you some breathing room and take that concern off the table.

So, if you hold the property for more than say 7’ish years (I think that’s about ehere it works out on the amortization table), the conventional loan, already cheaper than fha to start, becomes even cheaper as the pmi comes off.Talk to a lender to actually run your numbers.

So here's my dilemma...I have been working under the table for WAY too long.

Why is the builder leaving so much money on the table? 

Most hard money lenders are looking at around 65% of ARV so even at 100% they wouldn't finance the whole deal or even just the purchase so you'd have to come to the table with the difference plus closing costs.

If they are giving you flat cost for everything, percentage draws are pretty much guaranteed to get you behind and not leave enough on table for contractor to finish job.But to your question, it is amazing what interviewing other people will do for contractors that think they might lose the job. 

A team that brings innovative systems and excellent communication tools to the table.