Not trying to be contentious, just emphasizing that (in my region) sellers and assignees are very intelligent and risk adverse.

Next year, I hope to increase that to $1.5M ... still 10 - 12 projects and am working my systems to handle the increase.What skills, traits, and experience do you emphasize with your PMs?

Not to generalize too much, but high-earners in their late 40's to early 60's often have surplus funds.You have done some successful flips, so summarize your track record in a couple of pages for sharing with these potential investors, emphasizing the relative safety of the investment via the low LTV, your successful track record, and the short holding period.Offer them 10% interest, bring 10% of your own money.

Bottom line, it is legal, but its walking a fine line between legal and illegal, but if the agent is uncomfortable, I can understand, and emphasize with him.

@Jay HinrichsThank you for re-emphasizing that.

So my instinct would be to play that up just a bit in your marketing - exactly how you say it would be dependent on the tone of your marketing piece, but basically use it to emphasize "hey!

With the equity position, you are made whole and friend has walking money to buy again AND emphasize that none of this will negatively impact his credit!

Found a couple of search hits that emphasizes certain line items...but nothing that hits the high and low points.I am close to getting an attorney to assist in help with the TREC.

I have to echo David and emphasize the importance of property managment:"You'll discover quickly that the key thing for a long-distance investment is the property manager."

So, make sure you emphasize with the children so they understand that can not happen.