The way I understand is contradictory to your saying but I might be wrong let me explain the way I understand in an example. please correct me if I am wrong:Assume I buy investing property on May 2016 with 50k cash for flip.

Maybe this thinking is wrong, I don't know.Assuming I cash out, I'll still have 20% equity in the property (80% LTV on the new loan), which to me is plenty of exposure and cushion. 

I have run out of ideas, maybe I am going about this all wrong. 

He also said closings take time and we should not try to rush things...am I doing something wrong?

If you can honestly say you could put a a single mother and infant on the street in the dead of winter for non payment of rent I may be wrong.

Obviously you want to be able to have cash reserves in case something goes wrong and that's always easier without making payments to other creditors.

This is only my second post on the forum, as such, if I posted in the wrong section, please let me know.

I as stated for some reason have never been able to tag anyone @Brandon Turner  Brandon what am I doing wrong how come I can't tag people?

Most people who are new to renovating make their biggest and most expensive mistakes in choosing the wrong people to do the work and not knowing how to supervise them properly, and being ignorant on how to manage a budget.  

1) Yes, a good lender researches your job history, and it needs to be stated on the loan application2) There is nothing wrong with putting in an offer sight unseen, as long as you make it contingent on viewing during the inspection period.