ALL will require a proof of funds, lest they file it under "F"... for "Forget it".I'm not saying don't try with the $20 EM trick, I'm just saying it may not work as advertised in the course you took.Oh, and PS - I hope you've seen a proof of funds from your end buyer in the form of a bank statement, and that you've verified it to the best of your ability.

I didn't believe it as well so I verified with both people at the county.

That would've been nice if they continued to make that resource available, at least to have multiple sources to cross-verify data. 

Anyone you are dealing with should be able to give you a verifiable track record of their successes and failures... assuming this is important to you (probably is.)

Angies list is a start, I also like to find contractors on google places,Merchant Circle Verified, Manta Verified,and as always referrals.

As well as verify who the recorded owner of the property is.

Now that I've looked closer, there are two other identical buildings hidden behind fences right next door.

I do a drive by to verify it is a property I would want to take down.

If the deal requires, say, 75% of ARV, and you're only loaning 70%, then the borrower MUST bring that extra 5% to closing.Evaluate the borrower carefully, credit, employment, income, and assets should all be verified.

If you work through the math for the points, closing cost, interest payments, inspections, appraisals, utilitiles, commissions on the sale, sale closing costs, and seller concessions on the sale, you can verify that figure for yourself.If you're buying properties with ARVs of $95K for $40K, then you have $26,500 you can spend on rehab and be under that 70% figure.