I'm willing to do that if they will give me a minimal draw to pay my bills during the rehab phase, and give me a materials deposit.

I'm not trying to minimize any of this but once anyone has found a great deal, what we've found they're really concerned with are how fast you can fund, and the granddaddy of them all: are you reliable.

I know mistakes are inevitable at the beginning but I want to do everything in minimize them.

Putting minimal repairs into them and then selling turn key to a cash investor.Usually cheaper properties where the turn key company makes a spread on the sale to the investor and then has a property management in place and a repair person.

So you might want to consider a corporate set up where you can minimize those taxes.

I assume some heat will escape but it should be minimal.

You are supposed to submit all offers in most states unless instructed otherwise by the seller in certain instances.The seller could have told the listing broker that the buyer could " go to hell " with such an offer and they wouldn't respond and the listing broker turns around and puts it in nicer terms.The fact that the listing broker was minimizing after gaining knowledge of the extent of the repair work appears to show deception.

Most of the deals with minimal rehab up front that I'm looking at are at about 1.5% to the purchase price.

I have a 9-5 job in IT so I'm trying to minimize the cost of my MLS access.

You aren't going to make as much money as you would if you received a 100% hard money loan, but you will minimize your risk to nothing (none of your cash in the deal) and you'll be able to learn hands on from the rehabber you're working with.