AND to buttress that argument...large institutional players and HNW individuals w/ access to capital above what my savings acct will every show don't do unlevered deals.Good posts and thoughts above. 

It's a huge red flag.

Doesn't really matter, either way you're in the red.

If you can handle the red tape and jump through the hoops, Minneapolis and St Paul have limited your competition and I see investors with a positive attitude growing in our market.

Watch out for fine print that requires an additional fee at closing - this is a huge red flag and how most flat fee companies make money.

What happen to the good ol days when a guy could lend a friend some money w/o the red tape and everyone wanting a piece of the pie?

Recognizing the red flags with Contractors is a must-have skill!

If I can't find reviews, and a lot of them that are in favor of a company, I'm not a player.

The reality is that the more connected the players are, the more money they make and the less you know.

That could be risky too but otherwise for 2-5 months out of the year I could be breaking even or in red.