Once 6 months has passed (or whatever the "seasoning period" is for mortgage lenders in your area) and the property is finished being rehabbed, you could secure financing from a traditional lender.

I’m referring to an employee who is supposed to be performing labour work.I’m sick of paying employees who I know are jacking off half the time.I’m definitely going to be installing security cameras into ALL remodels I do from now on.

I lowered rent and negotiated with current tenant to secure her, but part of my will to do so was that she was one person with no pets.

I have a good job now that pays well and is flexible but may not be secure long term. 

Based on my understanding, because you have an investor that only provides capital, you have created a security and should therefore be filing under Reg D 506 (b) or (c).

They too might be interest in earning 8% + on their money vs. 1-3% on a bond or CD, especially if the investment in secured by a quality piece of real estate. 

With a HELOC I should be able to throw rental income, double triple payments, from both new and current properties, to pay down the HELOC rapidly with the added security to pay as little as the minimum HELOC interest premium if needed.

My mothers credit is still in the tank at around 580 and her only income is 900/month in social security. 

For Fix & Flips 90% PP 100% Rehab - There are 100% financing options as well if you can secure a property under 65% LTV

Trust me, it's way easier getting financing, and it's nice having the security of some income coming in initially (not to mention health insurance if you're not covered under a spouses).