I'm a 1099 employee, I have a LLC can't get approved for a loan right now, was looking more for a hard money lender type just to get the ball up and rolling I'm staying near Glens falls right now  but I do most of my work in MA and found a lot of foreclosures that need work and I have a contractor over there.I just join this today so I'll do some more research.Thanks for the feedback 

Also I am self employed and it is almost impossible for me to find reasonable conventional financing, almost limited to these type deals or owner financing.

Only employees can participate in a 401(k) plan, not 1099-MISC contract workers (even if they're your spouse).  1099 contract workers can contribute to other types of retirement plans, such as a SEP IRA, but not a 401(k). 

Further, if you use any type of financing other than owner finance or daddy financing, the lender would require appraisal and appropriate survey and engineering inspections.

Two quick tips.1. if you want to address someone so they know did. type @ follow by there name (lie I did with your name). 

@Jason Bradstreet Please provide additional details about the type of property you are seeking.

The following IRS website page clearly confirms the above.https://www.irs.gov/retirement-plans/one-participant-401k-plans"The one-participant 401(k) plan isn't a new type of 401(k) plan.

I would be cautious in San Bernardino as the crime is high, but you can get better returns there than the surrounding areas if you are willing to deal with that type of client.

what type of money lenders are you using to fix and flip?

I use what I'm good at - market selection/prediction, product type, maximize design & costs/sf, and team development.