I would add that for openings that are about 3 weeks out, I cut the price a good bit, but not so much as to attract the wrong type guests.

Any more than that, it's "what's wrong with you?"

Jay's not wrong. 

I must have done it all wrong.  

If you’re not yet married I would recommend a partnership agreement that spells out your agreed upon exit strategies in the event that things go wrong with the investment or your relationship.

Nothing wrong with a 1003. 1-4 Unit properties are still residential loans and many hard money lenders use 1003s to get basic information.

Nothing wrong with that - it kinda “plays it safe”.  

and most of the time is  bad management, bought the wrong price, Interest and Insurance to the roof and, I cant get out the Bridge loan to do a DSCR loan etc ...Simple hands on, work do research and minimize risk. 

Don't get me wrong, I still love the deals... but I truly remember the people we help.

Many of those on this board who call themselves lenders are really affiliates.So long it’s done legally in your state, there is nothing wrong with being an affiliate and receiving a fee.