If you plan to finance the purchase and use some of their funds as a down payment, the requirements of the financial institution will determine what can/can't be used as source of funds.

You say there is no cost but as an example if I sell a property for 1m, it all goes to the dealer and I receive a loan from a financial institution for 950,000.  

Lending has changed drastically over the last 6 years with institutions jumping in.

Always do this calculation against standard institution loan pricing for a loan. 

You can sell on a national market, but usually you can find better buyers locally with private investors, institutional buyers or brokers should be your exit strategy more than your model.Consider your market as you receive suggestions as to what you should do, you need to think about the opportunities compared to those in some city or MSA of a million.

Rents are $550 across the board and can rent for $750 without any updates.Sorry for the rambling; would you be willing to provide what financial institution you went through?

Steven Wilson I have met some great hard money lenders as well as institutional lenders.

Huge benefit.Properties were easier to purchase without institutional financing by adding a second, or third, or fourth mortgage to the property, as well as the ability to sell it on contract.Most of the posters on bigger pockets are relatively new.

And we get opportunities all the time that would make good "live-in" flips.As far as your husband goes, if you'd like to reach out directly we are always looking for good people and if we aren't at the time you're moving then I have some institutional contacts that are expanding as well that I could make a connection with. 

I have a great career with a large financial institution, but I would like to begin developing an investment portfolio in real estate.