The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Here are some considerations:Pros of Using a Hard Money Lender:Speed: Compared to standard lenders, hard money lenders can provide quicker approval and financing processes, which lets you take advantage of time-sensitive possibilities.Flexibility: It may be simpler to obtain financing if HMLs are more accommodating when it comes to credit history and property condition standards.Access to Funds: You may take advantage of more investment opportunities by having quicker access to the equity in your property.Experience: For first-time investors in particular, certain hard money lenders offer invaluable experience and advice that can be helpful in navigating the fix and flip process.Cons of Using a Hard Money Lender:Greater Costs: Hard money loans might have interest rates and other costs that are greater than those associated with standard financing sources, which raises the project's total cost.Term Length: HMLs normally provide loan durations that are shorter, usually lasting between six months and a few years.

You can potentially find undervalued properties, rehab them efficiently, and achieve good rental income.Decent rents: $1000-$1600 rents provide a strong foundation for positive cash flow after factoring in rehab costs and ongoing expenses.Cons to consider:Market competition: Investigate how many other investors are using BRRRR in Wichita.

I have one partner onboard who’s providing quite a bit of capital.

Both conversations are going to provide you with a better understanding of the need and requirements prior to getting too far down the road with negotiating a purchase agreement with a property owner. 

I don't have a general warranty deed so therefore  I can't provide only.

Be sincere, willing to help, and receptive to picking up tips from other real estate professionals.Remember that networking is a two-way street, so you should also be prepared to help and provide value to others.

You haven't provided enough information for people to help you here.

If you go that route, with the purchase prices in Ohio, you could probably buy a few multi-family homes and rent them out to provide a solid cash flow.

Based on my research on the property can the forum please provide some guidance.Basic Info:  Purchased at auction for for ~$5000.