What should be my go to next step to secure an ongoing funding relationship so I can continue purchasing investment properties (BRRRR) and should I just simply reach out to other Hard money lenders and just do business with different ones and scale that way?

My income over the last two years is not consistent at all so I was planning on going in on a deal with a family member who has had steady income their whole life and maybe do a BRRRR method.

I ran the numbers to the best of my ability and it seems like it doesn't make sense to rent unless the mortgage is completely paid off. 

That said I would not buy and hold a rental property with ongoing possibility of flooding unless maybe it was a coastal airbnb raking in the bucks. or something that needed flood insurance but never flooded.

I ran the numbers.... $860k w/ 20% down on a 20 year AM is $4260 before taxes and insurance.

Here is my example:An arts related non-profit is looking for ongoing investors.

If you're dead-set on going into retail, I would consider waiting until vacancies go up and loans start getting called.

Before that, they gave us a number which is ridiculously low.The fire couldn't have happened at a worse time with the construction loan fully drawn and ongoing high monthly interest payments that are bleeding money out of the project. 

If you want to invest out of state, what is your opinion on going solo vs partnering with a turnkey company?

I personally I would be totally fine and even support it if this is just for a state of emergency, however from my understanding this would be an ongoing thing.