My strategy so far has been to let the PM look at this as a opportunity for him to earn a full commission, and facilitate a deal for me.

For the first couple months, she paid on time and in full.

Doing 4-6 flips a year might be very easy for many if you are planning to do it full time. 

The reason i only budgeted only 5% for repairs and capeX is because i expect a full gut renovation and i myself am a handyman.

I have been investing  in property full time for twelve years and have done ok but I could learn a lot so I’m not the best person to teach him. 

Full time employment?

If they are receiving money in less then full it will need to go through the short sale process too.

When the right property came up I was able to make a full price offer site unseen within minutes of listing because of the skill set I had acquired over constant repetition and market analysis.

To start I will be building part time and my professional expertise in my full time job is as a therapist.  

How do I go about getting a business credit line so I can get a loan for a down payment and get a private or hard money loan and get into my first flip.I do not have a business, however, I am a full time realtor for the past two years.