There are various reasons the project may not qualify for financing:  owner occupancy percentage, one individual owns more than 10% of the units, the community is involved in some sort of litigation (usually construction defect), or the HOA finances are bad (underfunded reserves).  

It's a friend's listing: A 1482' house on a .84 acre lot that includes a 535' vacation house on the property.

To your question, the best source of investors for your first deal are friends and family.

A friend of mine is selling 5 acres or ultra prime real estate located by the 465 W/ Kentucky avenue exit in Indianapolis, IN.

., neglected to pay the individuals who " either, found the buyer, "Brokered" the deal, or both.

companies/individuals who do this and what are the pitfalls that i should avoid to check if they are not scamming.

Stay thirsty my friend!

Hello Everyone,My friends call me Josh and I'm from New Jersey, North Jersey to be more specific.  

Terms vary from lender to lender, from friends, etc.

Most reputable turn key companies buy distressed properties further upstream (i.e. auctions, tax sales, etc) at much better prices than the average individual.