They have to be tweaked on a regular bases and most of the time it is due to it throwing out some crazy high ridiculous prices for some dates.

I'm looking for an overview of how hard money lenders work.  

See what a difference it will make for people to know you have 13 years in.

For the first few, having a GC work with me, I think it will allow me to get a better understanding of how to recognize scope of work.That said, how much are GCs charging for home flips? 

can you layout your typical transaction with these folks its unclear from your post how these were set up.. are you a borrower and they are the first position lender on flip deals ???

You may want to read up on wholesaling as a way to generate some capital.

Went on to purchase additional rentals so tenants can pay down the loan and I build equity How did you find this deal and how did you negotiate it?

Here in Colorado, you need to have a real estate license, and in order to get your license you need to go through what basically amounts to an apprenticeship for two years (associate), before you can have your own firm.  

He then donates the commission he makes.

Also, who doesn't know how to flip a breaker?