My goals this year is to start wholesaling ( at least 4-6 contracts) and potentially 1 flip property.

The risk is too high to chase high cash on cash returns. 

This would get around a potentially giant tax bill when going to sell the home if she isn't otherwise subject to estate tax already.

. :) just dont let Cap rate influence you into buying high yeild high risk properties those you will most likely regret buying. 

Always take well-considered risks and never fail to learn from both successes and failures.

I like hearing how you already have a backup plan ready and it is good to see how other investors are managing their risk moving forward!

They came back saying it needs to be approved (which is fine) but now also want to potentially charge $6k for a portion of the lot that is owned by the community to install rocks/gravel. 

@Wes Holmes Just to add a bit more meat to the bone of what others have said:It's standard practice for hard money lenders to require a personal guarantee, but once you have significant experience under your belt, lenders are sometimes willing to drop the requirement for a slight decrease in leverage and/or increase in rate.Regarding extra collateral, lenders sometimes ask for this if the deal is too high risk for them as-is, but you have significant equity in other properties that make it wash.

- A lender that can connect you with a potential rock star agent or other core 4 members

If the proper reports and documentation are not completed, you run the risk of failing an IRS audit and the cost segregation not being honored.