So, the notion of a 50% IRR driven by the incredible compression of Cap Rates is unrealistic going forward for the most part.Having said this, since we are talking about syndicated deals, which are a function of raising capital, the viable question is - how much return do we need to project so that the risk/reward is attractive enough to investors, enabling us to raise funds?

We'd like to secure an asset based mortgage on our primary residence (in the Twin Falls area), which would enable us to flip with all cash.

this tenant of real estate law is virtually nationwide.. 

Take an all cash investor for example, every day is always a good time to buy real estate because of quality tax shelters and virtually zero risk.

How would I go about showing a property that I'm virtually wholesaling to a potential cash buyer

Also, another option is my wife and I are becoming empty-nesters this summer, and we could possibly rent out our 2195 sq ft current house in Eagle, move into this one enabling me to do a VA cash out refinance for the $85k (VA cash out refinance does 100% loan to value and no down or PMI), in which case it would only need to appraise at $85k.  

We do not have "day jobs", instead we do actual work on our properties, and our income is our rent revenues (about 30K a year gross) so basically we are:* 400K in equity* 30K gross yearly income* Virtually zero existing debt (less than $1000 on consumer credit cards) * Excellent credit (slightly higher than 800)The two ways I know to get financing is either going to my own back (PNC, where we have our on accounts & our LLC business account) and Teacher's credit union.

This will allow you to buy properties with that cash (quicker closing and sellers love cash as they know your already approved to buy) or at least put a good chunk of money down where banks wont give you to much of a hassle. that's just my 2 cents, I have 250k in equity in my house which enabled me to buy my first flip.

Parking is very expensive in Charleston so to have free parking on site enabled us to push rents.

. , I feel like you are not doing anyone any favors if you enable self destructive behavior.