Reference HUD SFH 4000.1 for FHA 203k guidelines. 

@Toye AdeyemoMy contract explicitly defines normal closing costs as section 1100 of the HUD form.

I'd like to get to the point where we are working on 1-2 buy and hold properties while simultaneously working on 1-2 flips so we can raise the amount of capital we have on hand to eventually be able to phase out hard money/banks (at least in reference to the SFH purchases). 

I fully vetted my contractor by checking reference yet he didn't produce.

I'm very aware of the difficulties and successes of REI because my father is a successful investor in the South Florida area, in fact, he referred me to this website. 

I'd like to get to the point where we are working on 1-2 buy and hold properties while simultaneously working on 1-2 flips so we can raise the amount of capital we have on hand to eventually be able to phase out hard money/banks (at least in reference to the SFH purchases).Our options look kind of like this: 1.

The realtor I'm referring to is one in CT that I have known for years and is fantastic tops for his area.  

Investor references are very welcome

after I made it explicitly clear this is investment only!

I'm in the market for a contractor to do some significant work on a duplex in Lakewood and would love a reference if possible!