@Mark Beno @Khalid Kelly Im a rehabber in the Cobb / Galleria area and I definitely need a few credible and knowledgable wholesalers on my team simply for efficiency.

No one wins except you usually.Study that deal a bit more.

You'll probably have an easier time getting a residential loan for 1-4 units, since that will simply be based on your downpayment, credit and income.  

Or is it best to personally buy a home to flip and simply let him pay for the remodel? 

Just put simply, all cash means no contingencies and in NYC that's the way the game is played.

The investor simply lends funds from their IRA.

I am a firm believer that reserves aren't simply a calculation of 3 months or 6 months of PITI.  

On the w9, you can only charge taxes on materials, you can't charge taxes on services, if you are paying cash (CA common practice, not saying it is legal) and expect to pay cash, then you're simply a licensed contractor doing an unlicensed activity (under the table).

but they must have worked on that deal for better part of 90 days.. instead of knowing what was up up front and being realistic on a flip fee.. there is no way I personally would have done it knowing the lady would only get 100k and they make 95k I would still bought it but insisted the seller get more money other wise its simply NEXT for me.   

It's usually pretty close to a wash, or when I hold the rate constant it's like 20 basis points (to price, not to rate) or something trivial, coin toss which will win on any given day.I prefer to have my direct lender hat on to my broker hat when working on REI deals (not licensed in your state, don't actually bother PMing me) because your situations are always wonky and I need that direct telephone/IM/email line of communication to the assigned decision making underwriter so I can go over your net loss carryover, or weird Schedule C, or funky deposits, or whatever it is, with her and get it resolved in 5 minutes rather than over the course of 5 days of emailing back and forth through some intermediary.