:You are correct on every point you made Sir.

Good luck sir!

I am not an attorney, no-sir-ee-bob!                  

Mostly because your referral fee and the wait for said fee won't entice them enough to steer their clients away from the other vehicles that truly get them paid.What you, and every other investor who wants their own private money partners should do is run an MLS search of all properties in your farm area that were clearly flips in the last 24 months, then Redfin each property and look at the recorded transactions to see if deeds of trust were placed on the property when first purchased, then run a title search of those deeds to see who the beneficiaries are, then track down those beneficiaries any way you possible can...and convince them to work with you.Good luck sir!

Good Luck Sir. 

Maybe you sir, with respect, should gain a bit more knowledge before criticizing others.

Hats off to you, Sir.

Finally,@Brandon TurnerThank you so much sir. 

@David Hunter Thank you sir.  

Welcome sir, I am new as well and they've all been a welcoming bunch.