Half the crew are driving company vehicles and receiving bonuses on top.  

@Damein White Positing in the classifieds section of BiggerPockets, looking at the events & meetups page of BiggerPockets, and checking out Meetup.com can be great ways to find and network with local investors

To get the underwriting based on solely a new appraisal, you'll need a ton of evidence - enough to convince an underwriter or risk officer who gets to make the call purely on internal company policy and not tied to conventional or govt published guidelines.All this being said, if you're already at a 1.0x with the current appraisal for the loan amount you want, going to 1.1x or 1.25x would only be marginally beneficial unless your lender wants 1.25x for some reason. 1.0x is generally enough to fund for most investors at or below 70-75% LTV.

Please do your OWN due diligence, and be wary of any company with the initials NW

The biggest change will impact seller finance lenders who will be required to be licensed as a mortgage company once they exceed 3 loans in a consecutive 12 month period and will apply to all entities they use.

As for the other recommendations suggested, I would have suggested the start with one unit but I would defer to local expertise and therefore fear @Jim K. is likely correct.  

I talked to the company holding the ira and I don't have to pay the 10% penalty.   

Investors, (two of us) ultimately funded about 32% of the project with cash and additional money was raised from members of the local REIA, simply by word of mouth.

Aloha Mary,  if you need local tax assistance, Gorden from Tax Services of Hawaii is a great resource.   

I then recently moved into doing flips, JVing with other investors, and I’m ready to start flipping independently since I have gotten experience.I’m a big fan of the more local the better, given, they will know the smaller markets as well as the big in my city; however, I am open to lending opportunities farther out.