my first flip was 12% with tons of fees.  250 per draw 2draws.

Usually you send out a LOI, negotiate terms and then reach out to the lenders (who you have already spoken to) and review who can offer you the best product and then your attorney draws up PSA and you start due diligence etc.

Because of this smaller budget, the paperwork is less involved, the construction draws are 50% up front and 50% at completion, and the work does not require a hud consultant.

You left out price with your criteria, so makes it hard to pin point exactly an area you should start farming. 

My day job as an engineer is making life saving devices for the medical industry (used to do coronary catheters and stents for people suffering heart attacks, currently working on dialysis access for patients with failing kidneys)The lower wall was concrete and steel reinforced, it was constructed of blocks that key together with 1/2" diameter fiberglass pins so that it doesn't shift while being filled with concrete. 

Yes, he is a licensed PE, with structural and civil experience, in both the state of Colorado and Arizona, and can provide stamped letters of inspection and drawings. 

After pinning the area that I wanted to buy property, I met a nice agent and ended up signing a document ("exclusive buyer agreement").

Was able to use it to pay off my Wells Fargo line of credit and then re-draw in my WF LOC.

Some things I could think of is if there is some kind of holdback / draw on funds to either party.Title hates doing this, but if you gave a rent guarantee (for example), then whatever you're short as a buyer you get reimbursed and the seller gets the remainder, but not five years.Other thing might be a difficult transaction like buying land and waiting on entitlements to close or some dies and you wait for probate. 

Same results as if you tell them to clip the ground pin on the plug instead.