As with the E-Myth I would like to devise a business plan with policy and procedure in which to not only show my lender and CPA team members, but also allow friend and family to understand the seriousness of this venture. 

We've had no issues either, so him keeping the texts and e-mails make no sense.

***here's the question*** Sooo, in my situation if I were to try to do most of the rehab myself(not very e-myth'ish of me...but for more of the hands on "experience") knowing it will take extra time, in your opinion is the 70% rule safe for $150-225k priced SFR(assuming it's a good property) for a live in flip,  in a possible plateau'ing (or worse) market?     

Fundamentally the pay-off is lower and not worth the extra effort to do these types of loans. - Cash-out refi seasoning requirements will vary, from as low as 3 months to sometimes much higher, 6, 9, or even 12 months [so if you buy with cash and plan to refi, you should have the flexibility to have your capital tied up or a plan in place prior].- I advocate working with local lenders to the market you'll be buying/investing in, but in the long-run a relationship is going to be more important than the locality so working with someone who can lend in multiple states (or all 50!)

@Carolina E.

2571 E Montlake Pl E, Seattle, WA 98112https://www.zillow.com/homedetails/2571-E-Montlake-Pl-E-Seattle-WA-98112/49101802_zpid/

@Josh E.

In this case, I guess AirBnB or VRBO and they will wire the money to the owner directly.If anything happens to the property, who will come to the site and deal with the issue.If something breaks, who will be responsible for the damage.For taxation, it sounds like your investors file Schedule E for their tax returns.

@Christian E Ball - When you are in a tight market, you need to get creative with your marketing to potential sellers. 

Take a look at Schedule E of the tax return.