If you had a deal with the basics spelled out, future partners would be able to see exactly what you're bringing to the table and may be more willing to jump in, and as you know most all HML are asset based so they would like to see the deal as well.So, while you're constantly searching for deals, you can vet some HML and partners at the same time.

Lastly find a joint partner who can bring cash or a loan with the down payment to the table after you find a deal.  

In union city on 15th st and central ave area a new single family with a 2 ping pong table sized garden just went up for 850k+. come on, who in their right mind would buy that, ridiculous prices. from my greenville house the lightrail is literally 5-10min walk, can almost see the WTC from the windows.

Now I really feel like I am still up in the mountains in the thin, smoky air.

What value would or could a contractor bring to the table other than just labor?.

You can set a minimum income, but in many places, including California, you can't discriminate against where that income is coming from (provided its over the table).

If he says he is willing to accept $25k, does he have $35k to bring to the table at closing to pay off his loan?

Congratulations on passing the exam.The best way to figure out what they can offer is to simply ask.Call them up, tell them what you bring to the table and see what they bring to the table.

Can electronic signatures be done at any closing table?

Anyone familiar with Stone Mountain, GA (near Atlanta)?