A 7(a) will also incorporate equipment and working capital.

Well, lenders are concerned about property flippers over inflating values in a short period of time, the lender lending at 96.5% of an over inflated value and being stuck with an asset that is worth less than the money that was lent.This is the reason why when buying from family member, it establishes an "Identity Of Interest Relatinship," aka "Non-Arm’s Length Transaction."

Our team is very well equipped to sell real estate to investors.

We’ve put over $1,000 into renting equipment, clean up, and new carpet, not to mention probably 40+ hours of labor and the travel time as the property is 45 minutes away.

The popular, local supply house I get a lot of my remodel stuff from deals Goodman equipment, and we also have a Goodman distribution center about 10 minutes away, yet for some reason a lot of the HVAC guys seem to shun it.

As for popcorn ceilings, I am a licensed asbestos abatement contractor and breathing in asbestos is serious, but even the licensed asbestos contractors don't use any special equipment or skills to remove popcorn ceilings.

Also, the consultants and lenders are not supposed to be referring contractors because of the possible conflict of interest / identity of interest that HUD requires everyone to avoid. 

@Devyn Caraballo No matter which rehab loan you select, the process is almost identical. 

I also got a bid from another contractor and even though his estimate was higher I felt he had a more reliable and better equipped team to deal with the job. 

We were never able to get a loan, lease equipment, etc. without having to personally guarantee the loan.