If it's not resolved and shes spent the money then we've got a mess and if there are problems and .it takes a long time to resolve then my money is tied up with nothing in return to it is fixed.

I wanted the flexibility to obtain deals from other agents in the area and not be tied down to one agent.

There are more benefits to the Land Trust beyond just financing which include introducing anonymity to ownership and the fact that it ties in with any future estate planning easily.

I know most lenders have a minimum of at least 20k but they would probably be hard money and since I am not flipping this property I don't want to be tied to a high interest loan knowing I am not recovering a substantial sum any time soon.

I would absolutely hate for this home to get tied up in probate and with all the red tape. 

Not to mention, the longer your cash is tied up in the flip, the longer you must wait before you can free up money for another deal.

These are the ones that can really tie up your transaction.  

There are many reasons for this.Yep, I'm 100% with Allan on this one - if you're just starting out, focus ALL of your time, energy & efforts on activities that directly tie on to bringing in cash-flow.

With 90k at your disposal, instead of tying up 90k to control and participate in appreciation on 450k valued real estate...  

Additionally, put yourself in the shoes of whomever would be financing your project...would you give money to someone with no track record?