We are so new here that it's just so difficult to understand the market.

In Tampa, at this time it is very difficult to buy a property that makes the 1% Rule work.

2) I am having a difficult time understanding when to involve my lender.

Possible but makes it more difficult to make a case for solid property value increase.

Also a lot of banks won't do HELOCs, I had a difficult time finding one to do it.

This is an incredibly difficult question in my opinion.   

Then we'll do a non-recourse loan with it.How difficult was the process to purchase using your Roth?

The difficult part is our buying criteria has to be no more than 78% of the ARV (This includes purchase plus rehab) and also needs to be within spitting distance of the 1% rule.

Then you can sell the partnership to whoever wants it.I think it would be very difficult to find any contractors wishing to invest their time to maybe get a piece of something, if it ever is completed. 

Fanniemae was extremely difficult with transfer requiring changes to my LLC docs.