However as with all these cash flow markets choosing wisely up front and buying on the upper end of the market for cash flow in my mind is the wise choice... want to watch out for paper tigers.

I am usually advising them throughout the renovation process on choice of finishes, colors, and other renovation choices to help them get the top dollar on their flips.

As Chris pointed out, this is very common practice in the RE agent industry so you may come off as an agent.  

It's your choice, extend and wait, or don't extend,get your deposit back and move on.

And, the name of your company pretty much says it all, it's not what you define as your business, it's what your business practices are and the implications of lending you hold out to the public and by advertising that you'll make loans or put lenders and borrowers together..I'd just suggest you cool the heels, find a good attorney who specializes in financial compliance and start over. 

If I knock it down I will have a huge living room and a very open concept but loose som very practical space when the living room is a good size anyway.

Last week I called about a duplex for sale for the first time to practice talking to sellers.

A list of approved establishments can be found on the Department’s website; (this educational requirement is in addition to the 45 hour sales pre-licensing classroom hours)Upon successfully passing the examination, candidates must submit the following...Real estate salespersons and brokers both fall under the purview/regulation of the RI Department of Business Regulation ("DBR"): http://www.dbr.state.ri.us/divisions/commlicensing...As a practical matter, I would strongly recommend taking the first option, being a salesperson for two years before applying to become a broker.

I know this is a common practice I just cant figure out how to find interested partners.

Dumb question perhaps, but it's like paralysis by choices (a bit different I think than paralysis by analysis)