Technically my commercial loan lender normally only writes 15yr commercial loans but he agreed to a 20yr note.  

Normally I offer them a certain amount which goes down by $100 per day.

This one can be a bit trickier because not only does it take more time and huevos to execute, but also many of these homes are so distressed that they may not qualify for traditional funding, so you may need all cash, seller financing, private or hard money loans to buy and fix before refinancing to traditional mortgage.Another nifty trick is that if you look at HUD foreclosure homes (can lookup online) they are normally open to buyers who will use it as a primary residence first before they open it up to investors.

I have a great deal with a super motivated seller but he has self managed since he purchased the property so he has no formal records but in my assessment his properties are a steal.My dilemma is all of my investors like paper trails and are to nervous to take the risk how can I make to deal work without the normal paper trail.

I normal sit down and spend some time working with a client to figure out their needs and goals so we can make that happen.

I would imagine selling a couple houses a year (there's a great opportunity I can discuss later with guaranteed listings), and having the borrower get financing through another bank in town, while still maintaining my normal day job.  

To sell but they normally would want title insurance too? 

I know him personally as a client of mine over the years and I made millions literally with some of his tips and advice... but I don't think that is normal or can be expected by beginners.the presentations are run by seminar companies that are very good at what they do and are all Utah based or predominalty.. they also front for many others pretty much anyone on the motivational speaking circuit.. be it Tony Robbins or Collin Powel...

Yea HELOCs are a good way to unlock some equity and you can go above the normal 80% that way I believe.

@Jazmine S. with either a Hard Money Loan or a Conventional Rehab loan the money is normally paid to the contractors in "Draws".