One of them he paid my personal residence mortgage for the past few years.

The bigger the delta you can build, which I call your savings rate, the more money you have to invest.

Did you deposit the reserve money with someone else??

RJ Bates is one of the few public real estate personalities who actually knows what he's talking about and how to teach as well.

If I couldn't borrow the money I could not buy. 

I would focus on ease instead of interest rate.Just use the same bank where you normally bank with and just create another account.I.E. if you bank with JP Morgan Chase, just create another personal account and just run transactions with that account.I would also create an online storage account where you can save your receipts. 

The main issue I see is the sellers and the deals are primarily SFRs with uneducated or inexperienced homeowners I personally dont care if the buyers get screwed..

a partner of mine brought the money on a conventional rehab loan from his bank.

The customer service person sent me a receipt to show they gave me a refund.

Government has to print money causing inflation.