@Rick Pozos  What you are proposing would be viewed as a prohibited transaction by the IRS.  

I outline the transaction at this linkhttps://www.biggerpockets.com/forums/311/topics/780022-3-ways-to-wealth-in-real-estate-cashflow-flip-hold-here-s-how  

It makes it much clearer what everyone's role in your transaction is and what you expect of them and if things don't work out you can always get rid of them.

The numbers I gave were just examples based on transactional costs where I live, but they should hold up pretty well in your market too.

Listening to the bigger pockets podcast has gotten my business partner and I in the right mindset and after 7 months of searching for deals almost daily, we finally found one that fit our budget.

I always raise the rent annually (never 20%) and while the tenants complain they get over it and I don't have to interact with them on a daily basis since they don't live upstairs.

I can put you in contact with the best lawyer to handle real estate transactions.

Parents offering to take out a heloc so my first flip can be a cash transaction instead of HML.

but I just need to let you know that I am not looking for a buying party involved with my transaction

Appraisals with Realtors involved (purchase transactions) come in consistently higher, in part, because at this stage in the game, wise Realtors know that if they spoon-feed the appraiser the data they need to do their jobs for them, that helps the appraiser get the job done faster, which amounts to the same thing as a bribe (in terms of $ per hour of work, this is "here I'll save you a few hours"), without being a direct monetary bribe or running afoul of the law.