preferably someone who lives near by in Glendale, California, Sherman Oaks, California, North Hollywood, California, etc. 

@Guillaume D.Your "flipping" should be viewed as an active business - the properties are inventory, your proceeds are "income" - which should be viewed as any other active business (software development, retail, etc).It's been a long time since I lived in Québec and banked with la Caisse Desjardins, but in general I find les caisses to be much more accommodating than the banks .... though Desjardins is so large now it effectively is a big bank.If you can partition your active (flipping, property management, etc) operational income from your passive (buy-n-hold, writing notes, etc) income, you should be able to demonstrate to your bank(s) that you have "true business income" Even then, they will likely want a personal guarantee.

For sound inslation, I would go with something like rock wool because it helps reduce noise and adds fire separation(http://www.homedepot.com/p/Roxul-Safe-n-Sound-3-in-x-15-1-4-in-x-47-in-Soundproofing-Stone-Wool-Insulation-12-Roll-RXSS31525/202531875) and I would also insulate the water heater room and laundry room with rock wool too to help reduce noise 

Passed away and I waited 2 years, living n his home before death and afterward (bad legal advice received).

@Percy N. really hit the crux of the matter though: people invest with you because they trust you and like you, and that comes down to relationships. 

@Jamal Momon The BRRRR Strategy is a good strategy for buy n hold I Believe.

It is in the conference hall (N Side of the building, Lowest level). 

Will give you her contact info for you to reach n proceed.

I use private money for my buy n holds and pay the interest at the end of the project (debt investors). 

The bulk of her closings each month are double closings - she handles work for many of the large wholesaling firms across N Texas.