Funds withdrawn from your account, sent to 3rd party company that prints & mails a paper check.

I got to ask these investors that I have been following for years industry specific questions .I asked Brian Murray and Brandon Turner market specific questions regarding cap rates.

HML just rebranded to PML to give the borrower the illusion that their rates would be lower or terms easier.folks are always looking for that PML who will lend for far less than market.. and as you mention those would generally be individual lenders.ANY COMPANY PML or HML that advertises and holds them self out as a lender no matter what they call themselves are HML or PML they are one in the same.what your getting at with the larger companies is where they get their money..

Most of the time the availability of funds + skill set won't match for S Florida if you are a newer investor.

As this is a huge factor in determining the LTC & rate of the project.

Even finding a distressed property rarely leads to enough cash flow to make it worthwhile, especially in today's high-rate environment.

However when he retires and I need a new manager, is there someone who may work for 5% or flat rates when he needs to meet with me or tenants,  and be a part time manager as I have decribed above?

Yep, its known as a Fix & Flip loan and you can find it on the Lender Finder feature here on BiggerPockets.The term of the loan will generally be less than 2 years and they will usually fund a percentage of the purchase price (I've seen 60-80 percent) and many times 100% of the renovation.It makes sense to have a strong idea of the reno costs prior to applying for any amount with this type of product. 

We don't have a ton of funds so I would like to connect with someone that could possibly help us brainstorm ways to raise capital for this investment.

But I think this is just the running rate.