The turnkey company benefits from the spread between what they put into the property and the market price they sell to you.

I want to have at least a year of rental income because I have a nice spread on that since he's doing maintenance.

It is taking longer to get things done as subs are spread thin and are not able to get help to keep up with the work these days.

Speak with your local mortgage lenders and see what they have to offer you.You can also bring in a money partner or private lender too.This all said, if this is a flip and can be done and sold in 6 months, why not just go with the HML since you have such a nice spread?

Based on your numbers the spread seems pretty solid. 

Edit: unfortunate title typo... should read HOW TO SPREAD RISK...I recently started a new LLC with my partner.

My preference is to spread out the work to multiple contractors so I know I'm paying for.

My preference is to spread out the work to multiple contractors so I know I'm paying for.

But I don't have most of my properties with that company - to spread my risk.

I have found that trying to wholesale a lower end property with thin margins is very difficult compared to a mid grade priced property where the spread is higher and allows (at times) for profit for all parties involved.