I'm in Peter's course and maybe it is different for me but I get my 10k back after doing a deal(s) worth $500k which is easy to do really.. feeling close to getting that done in the next few months.

First, the three (3) Private Letter Rulings will likely not be directly on point, so there will be some inherent risk in that you will not be able to follow the Private Letter Rulings exactly as they were issued.

cost of doing the deal. 

Usually there's a lockup period (often three years) in note funds, so you can't use that cash to do direct note investing.  

LoanGuys is a direct lender.

First red flag is if they say that they will shop your deal with a few different investors.  

And your view on dealing with tenants is just like owning any other rental or living in a multifamily home. 

I've done a number of seller financed deals as a buyer. 

If you are honest and transparent with homeowners, you'll find a consistent pipeline of deals. 

While I’d love to invest locally, most properties here are beyond my price range.Right now, I’m compiling a list of potential properties, underwriting deals, and reaching out to Realtors.