I have just started some discussions with them but am also looking for feedback if anyone has actually closed a deal with Insula Capital?

How can I take this money and put it down on a couple properties and use them to negate the tax obligations? 

As things come up you can make decisions to try to keep the money in line.

He gives off sleazy used car salesman vibes when communicating with him and I worry about giving him any money only to never hear from him again. 

Not 2021-2022 money but more like 2019 money. 

Can I take out a hard money loan for the 43K plus the 40K rehab amount and have him owner finance the rest of the purchase price to me?

Without that, you have to be able to not only pay your own expenses, but also your first rental plus your second rental mortgage (at least on paper) with your other sources of income (ie money from your W2 job).  

Hi,I’ve done a few hard money deals and I’ve been trying to cash out refinance a rental that’s just about finished.

Your contract better be rock solid and not some 2 page junk construction agreement you find on the internet or from some guru who has never actually completed dozens of construction projects. 

I will negotiate the lowest MAO I can and earn the most money I can from the deal.