We are in the beginning stages of researching general contractors, construction loans, etc....  

I hope to keep finding finance partners to buy properties, but as I am quickly learning, what you set out to do in these early stages often turns into something completely different.

Why jeopardize everything at this stage? 

Just last year, I purchased a home in Pensacola for $50,000 and resold it THE NEXT DAY for $79,900 after spending just $400 to trim the bushes, mulch the beds, and stage the home.

I'm still in the I don't know what I don't know stage so there is probably a bunch of holes I am missing. 

We stage these homes to sell and thats a guarantee or we will buy the home. 

Total payments made actually equal the purchase price)* The amount paid in rental payments is an excessively large proportion of the total sum required to secure transfer of title to the property.* The taxpayer can acquire title to the property under a purchase option price that is nominal in relation to the value of the property at the time the option may be exercised.* Some portion of the rental payments is specifically designated or readily recognized as interest.* The sum of the rental payments and purchase option approximates the original purchase price plus interest and carrying charges.* The lease requires the lessee/buyer to make substantial improvements to the property.So, yes, you can do a lease option that the IRS deems is a disguised sale (which most lease options are, including John Jackson's) and have it fall under Dodd-Frank. 

Chris is actually rehabbing a few homes in the area and it will be a good chance to look at various stages of flips in progress, from beginning to completion.

Making deals with little or not money down is less likely with a green investor than one who is seasoned.There are lots of options to work in real estate (agent, appraiser, contractor, house staging, etc) while you gain experience and some will even afford you an income while you learn.As for assignment of contracts or options in Québec, there are folks doing so.  

I can't imagine how he'd be making enough over 24%ish annualized to be able to provide himself with a return in excess of this.