Find architects or designers, engineers of all types, general contractor, etc. to design the project, and know how to keep the design where it's functional, cost effective, but has appeal.

Affadavits to the City of Detroit don't mean Nutting Honey!

Keep in mind when you know the lender requirement you can play the game so much better

My idea is to purchase a property with a division (or the possibility of one) so I can place her in a small apartment 1/1 and rent the rest of the house to offset the Mtg as much as I can.As things are today its been impossible to find something that covers it all, Im seeing that I would still have to come up with some cash every month.I met with a lender yesterday and he presented to me an option for a 5% down loan.

It means you could deduct 100% of the cost against this years revenue.  

Pair financing with your deals so your buyers can keep coming back due to leveraging OPM. 

But keep in mind, if you signed an agreement agreeing to hold them harmless and waive liability, then that may be a problem to collect. 

I think you mean “live in flip”.

What do you mean?

I also have credit cards that I can turn into cash, but the interest rate is an issue.I just don't know what the right move is to get that cash and keep that rate.Am I missing any other strategies or ways I can gain that capital at a cheaper rate?