You might get more negotiation outside of a regular Bank. 

I have a hard move-in date that the tenant must adhere to, but if I cannot provide the unit to them within 14 days (outgoing tenant holds over, tree falls on building, destructive fire, code violations, etc.) they can walk away free and clear, or delay occupancy (their option).The money they are asking for in advance is absolutely par for the course; I require first, last and security deposit (as well as any pet fees) to be paid before I will even sign a lease with a prospective tenant.Maybe someone who is more familiar with HOAs can chime in, but it seems possible that they would have their own bureaucracy that they would subject their owners to.No legal advice given.

I agree with the other posters, secure a job right now because it will help you qualify for a loan.

If you are going to partner with 20 people (or 1 for that matter) and they are not the main decision makers and doing the "day to day," then you are likely offering a securities and need to do a full offering.

@Greg, Probably judicial foreclosure on deed of trust to secure assumption (usually of the spouse that got the house in the divorce gives the other a lien to ensure the mortgage gets paid). 

I have regularly worked 60-80 hour weeks for the past 4 years.

I am needing a purchase agreement for Michigan that includes a section on repairs the seller will complete, security deposits and the seller financing terms we have agreed upon.

There are lots of stated income lenders in the commercial space so just make sure you are speaking to loan officers who deal with commercial loans and not regular conventional ones.

Last, but not least I'd suggest speaking with a securities attorney in general on the investors' topic to ensure full compliance with the laws. 

You never know if things in your flipping business don't go well and you need to go back to regular employment and need a reference.