I realize it may be a stupid one but I'm willing to look stupid if it means I learn something. 

Quote from @Christian Styles: Potentially able to help you find someone but I would need to know specifically where the property is in order to know who to recommend.  

The guru your son is learning this technique from is likely not telling your son that the deal will almost certainly encourage your son to get an "off-market" deal from a "wholesaler" who is unlikely to properly disclose the details of the property or encourage an inspection. 

Look at recently sold properties in the same neighborhood that match the size, condition, and style your property will have post-rehab.

It can be discouraging for newcomers.Solution: Develop resilience and learn to view rejection as part of the process.

Question 1: I’m aware of Reno 203k loan and Fannie Mae home style construction loan.

From there I would ask about their strategy and potentially their hardest lesson learned. 

I've got to say, learning creative financing has been super empowering and I'm happy to pass it on.Happy to connect with you as well, @Eliott Elias!

This is a great place to learn and to connect with people so take advantage of all the great resources.

Learning how to responsibly use debt is one of the best tools any real estate investor has at their disposal.